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HomeMy WebLinkAbout2009-12-16; Planning Commission; ; CT 04-10A|CP 04-05A|SDP 04-07A|CDP 04-23A - POINSETTIA PLACEThe City of Carlsbad Planning Department A REPORT TO THE PLANNING COMMISSION Item No. P.C. AGENDA OF: December 16, 2009 Application complete date: August 3, 2009 Project Planner: Christer Westman Project Engineer: Steve Bobbett SUBJECT: CT 04-10(AVCP 04-05(A)/SDP 04-07(AVCDP 04-23(A) - POINSETTIA PLACE - Request for a determination that the project is within the scope of a previously adopted Mitigated Negative Declaration for GPA 04-12/LCPA 04- 11/ZC 04-08/CT 04-10/CP 04-05/SDP 04-07/CDP 04-23 and that the Mitigated Negative Declaration adequately described the project for the purposes of CEQA and a recommendation of approval of amendments to a previously approved Tentative Tract Map CT 04-10, Condominium Permit CP 04-05, and Coastal Development Permit CDP 04-23 and the rescission of Site Development Permit SDP 04-07 to subdivide 20.4 acres into 82 airspace condominium units on property generally located southeast of the intersection of Cassia Road and Poinsettia Lane in the Mello II segment of the Local Coastal Program and in Local Facilities Management Zone 21. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolutions No. 6650, 6651, 6652, and 6653 RECOMMENDING APPROVAL of Tentative Tract Map amendment CT 04- 10(A), Condominium Permit amendment CP 04-05(A), and Coastal Development Permit amendment CDP 04-23(A) and RECOMMENDING RESCISSION of Site Development Plan SDP 04-07(A) based on the findings and subject to the conditions contained therein. II. INTRODUCTION The applicant has requested approval of an amendment to the previously approved Poinsettia Place condominium project to reduce the total number of units from 90 to 82, replace the 30 unit podium building with 6 townhome units and 14 stacked flat condominiums, replace a swimming pool with a large grassy area suitable for active use, relocation of the main access off of Cassia Road, and purchase inclusionary housing credits in-lieu of providing affordable housing onsite. Poinsettia Place was originally approved as a Planned Development consistent with the Planned Development Ordinance in effect at that time. The proposed amendments to the Poinsettia Place project are subject to and the project has been reviewed for consistency with the Planned Development Ordinance as amended and effective April 2009. The project complies with City standards and all of the necessary findings can be made for the approvals being requested. III. PROJECT DESCRIPTION AND BACKGROUND The vacant project site is located in Local Facilities Management Zone 21 south of Cassia Road and east of the intersection of Cassia Road and Poinsettia Lane. The northernmost portion of the O CT 04-10(A)/CP 04-05(A)/SDP 04-07(A)/CDP 04-23(A) - POINSETTIA PLACE December 16,2009 Page 2 property has been previously used for agricultural production and the remainder of the site is comprised of native vegetation with some disturbed areas. The site topography includes small hills and a flat sloping area. Subsection 7-14(f) of Section D in the City's HMP permits 25% of the parcel to be developed, not including Poinsettia Lane construction. The Poinsettia Place project was originally designed to minimize impacts to environmentally sensitive land and to cluster to the maximum extent feasible along the disturbed portion of the property adjacent to Cassia Road and the future extension of Poinsettia Lane. There is no proposed change to the footprint established by the original approval. The proposed project is consistent with the Carlsbad Habitat Management Plan (HMP) for Natural Communities. The project site is located within an existing HMP standards area. Gnatcatcher surveys were conducted and the site was found to be occupied. The HMP requires that there be no net loss of habitat within the coastal zone. All habitat preserved on-site will be placed in a separate open space lot. The open space lot will be protected by a conservation easement and an endowment will be established for the management, monitoring and reporting of the habitat in perpetuity. Title to the open space parcel will need to be transferred to an appropriate land trust (biological) entity. The property to the north of the site, across Cassia Road, is developed with a multi-family townhome project. The property to the south of the site is vacant with native vegetation and is currently proposed for development with 428 senior condominiums and 76 affordable senior apartments. The property to the east of the project site includes property designated as Open Space and property developed with an apartment complex. The property to the west of the project site is developed with apartments. Poinsettia Lane has been constructed up to the eastern edge of the property and is planned for extension to the east to make its final connection to El Camino Real. The Poinsettia Place project was first approved by the City Council on December 19, 2006 as a subdivision of 20.4 gross acres into 2 residential lots for the construction of 60 townhome and 30 stacked-flat condominiums and 3 Open Space lots for open space preservation. Additional improvements included various passive recreation areas, a common swimming pool, an RV storage yard, surface parking and landscaped areas. The townhome units were to be sold at market rate and 14 of the stacked-flat units were to be sold as "inclusionary" affordable units. The remaining 16 stacked-flat units were intended to be available for sale at market rate. The review of the Poinsettia Place project in December 2006 included a General Plan Amendment and Zone Change to change the property's General Plan Land Use designation of Residential Low Medium Density (RLM) and Residential Medium Density (RM) to Residential Medium High Density (RMH), Residential High Density (RH), and Open Space (OS); and Zoning designation of Limited Control (LC) to Residential Density-Multiple (RD-M) and Open Space (OS). The land use changes resulted in three Open Space lots with a collective total of 11.95 acres, one 5.3 acre development lot with the Residential Medium High Density (RMH) land use designation and one 1.2 acre lot with the Residential High Density (RH) land use designation. The General Plan Amendment (GPA), Zone Change (ZC), and Local Coastal Program Amendment (LCPA) were approved by the City Council and the California Coastal CT 04-10(A)/CP 04-05(A)/SDP 04-07(A)/CDP 04-23(A) - POINSETTIA PLACE December 16, 2009 Page 3 Commission. The project amendment has been reviewed for consistency with the existing land use designations as changed by the GPA, ZC, and LCPA in December 2006. The Poinsettia Place project amendment is the subdivision of the land for condominium purposes and the construction of 68 townhome and 14 stacked-flat condominium units. The overall architectural style of the buildings is Spanish which includes such materials as red barrel tile roofs, light colored stucco, wood, and wrought iron. Architectural details include wooden balconies, arched windows and doors, wooden shutters, wrought iron accents, and exposed rafter tails. There are four townhome unit floor plans. Plan one is a three bedroom unit that is 1,350 square feet. Plan two is a three bedroom unit that is 1,471 square feet. Plan three is a three bedroom unit that is 1,501 square feet. Plan four is a four bedroom unit that is 1,968 square feet. All of them are two-story townhome units with an attached direct access two-car garage. There are 14 stacked-flat units in a three story building. The building includes six two-car garages. The remaining eight two-car garages are in a separate free standing structure. There are four stacked- flat floor plans and one townhome floor plan. Plan 1 is a two bedroom unit that is 1,025 square feet. Plan 2 is a two bedroom unit that is 1,058 square feet and Plan 3 is also a two bedroom unit that is 1,004 square feet. Plan 4, is a three bedroom unit that is 1,341 square feet and the townhome unit is three bedrooms and 1,930 square feet. The site plan is designed with two points of access from Cassia Road. The primary access is located midpoint to the property and includes decorative paving and security gates. The second access is for "emergency" and is provided at the eastern most end of the development with an "opticon" actuated gate. There are a total of three common recreation areas located throughout the project. Recreation facilities for the project include a large turf area that can be used for active recreation, a shuffle board court, children's play area, barbeques, tables, and shade structures. Active recreation accounts for 75% of the total common recreation area. An internal pathway system provides pedestrian access throughout the site and links the various passive and active recreation areas together. Visitor parking is provided along the driveways as parallel spaces and in parking bays. IV. ANALYSIS The project is subject to the following plans, ordinances and standards: A. General Plan Residential High Density (RH), Residential Medium-High Density (RMH), and Open Space (OS) Land Use designations; B. Residential Density-Multiple (RD-M) and Open Space (OS) Zones (Chapters 21.24 and 21.33 of C.M.C.) and Planned Development Ordinance (Chapter 21.45 of C.M.C.); C. Mello II Segment of the Local Coastal Program, and the Coastal Resource Protection Overlay Zone (Chapter 21.203 of C.M.C.); D. City Council Policy 66 (Principles for the Development of Livable Neighborhoods); E. Inclusionary Housing Ordinance (Chapter 21.85 of C.M.C.); F. Subdivision Ordinance (Title 20 of the C.M.C.); G. Growth Management Ordinance (Chapter 21.90 of C.M.C.) and Zone 21 Local Facilities Management Plan. CT 04-10(A)/CP 04-05(A)/SDP 04-07(A)/CDP 04-23(A) - POINSETTIA PLACE December 16,2009 Page_4 The recommendation for approval of this project was developed by analyzing the project's consistency with all applicable regulations and policies. The project's compliance with each of the above regulations is discussed in detail in the sections below. A.General Plan The existing General Plan Land Use Map designations are those that were established with the original approvals of Poinsettia Place. The site has land use designations of RMH, RH and OS and the project has been designed to implement them. The 20.4 acre property, as it is currently designated, has a potential dwelling unit yield of 84 units. Table 1 below provides a chart of the General Plan Land Use designations and their resulting density yields. TABLE 1 - GENERAL PLAN LAND USE DESIGNATION COMPARISON CHART General Plan Land Use - Designation RMH (8-1 5 du/ac Medium-High Density Residential) RH (15-23 du/ac) High Density Residential Combined Unit Total OS - Open Space (Natural Open Space) Parcel Acreage (net) 5.348 1.152 11.950 Growth Control Point Dwelling Unit Yield 62 22 84 N/A Top of the Range Dwelling Unit Yield 80 28 108 N/A Proposed 62 20 82 N/A The project complies with all elements of the General Plan as illustrated in Table 2 below: TABLE 2: GENERAL PLAN COMPLIANCE ELEMENT Land Use USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM Site is designated as Residential Medium-High Density (RMH), Residential High Density (RH), and Open Space (OS) PROPOSED USES & IMPROVEMENTS 61 .502 rounded up to 62 townhome units on 5.348 (rounded down to 5.3 ac.) acres equals 1 1.5 du/ac (RMH=8-15du/ac)and20 condominium units on 1.152 (Rounded up to 1 .2 acres) equals 17.361 du/ac (RH= 15-23 du/ac). COMPLY? Yes CT 04-10(A)/CP 04-05(A)/SDP 04-07(A)/CDP 04-23(A) - POINSETTIA PLACE December 16,2009 Page 5 TABLE 2: GENERAL PLAN COMPLIANCE CONTINUED ELEMENT Housing Public Safety Open Space & Conservation Noise Circulation USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM Provision of affordable housing To require a minimum fire flow of water for fire protection Utilize Best Management Practices for control of storm water and to protect water quality Residential noise standard of 60 dBA CNEL for required exterior open space and interior noise standard of 45 dBA CNEL. Require new development to construct roadway improvements needed to serve proposed development PROPOSED USES & IMPROVEMENTS The project is conditioned to pay an in-lieu fee for 14 inclusionary housing units. The project includes fire hydrants and fire buffers. Project will conform to all NPDES requirements. Prior to issuance of a building permit, evidence shall be submitted illustrating that interior noise levels will be at or below 45 dBA CNEL. Project will provide frontage roadway improvements including Cassia Road and a short segment of Poinsettia Lane. COMPLY? Yes Yes Yes Yes Yes B. Residential Density-Multiple (RD-M) and Open Space (OS) Zones (Chapters 21.24 and 21.33 of C.M.C.) and Planned Development Ordinance (Chapter 21.45 of C.M.C.); Although the property is zoned RD-M, as a condominium, the project must also comply with the development regulations of the Planned Development Ordinance. Since the approval of the Poinsettia Place project in December 2006, the Planned Development Ordinance has been amended. The project meets or exceeds the requirements of the Residential Density-Multiple Zone (21.24) and the applicable development standards of the current Planned Development Ordinance (Tables C and E of Chapter 21.45) as outlined in Table 3 below. TABLE 3: DEVELOPMENT STANDARD COMPLIANCE Residential Density-Multiple Zone Standard Building Height Setbacks Side yard Rear yard Lot Area Minimum Required or Maximum Allowed Maximum: 35 feet Townhome Flats Building Minimum: 5 feet Minimum: 10 feet Minimum: 10,000 sq.ft. Proposed 33 feet 33.5 feet 45 feet 60 feet Lot 1: 5.3 acres Comply? Yes Yes Yes Yes Yes CT 04-10(A)/CP 04-05(A)/SDP 04-07(A)/CDP 04-23(A) - POINSETTIA PLACE December 16,2009 Page 6 TABLE 3: DEVELOPMENT STANDARD COMPLIANCE CONTINUED Residential Density-Multiple Zone Standard Minimum Required or Maximum Allowed Proposed Comply? Lot Area, Cont'd.Lot 2: 1.2 acres Lots 3-5 are Open Space lots and not subject to the standard. Yes Lot Coverage Maximum: 60%31 % coverage of development Lots 1 and 2. Lots 3-5 are Open Space lots and not subject to the standard. Yes Lot Width Minimum: 60 feet Lot 1:60+feet Lot 2: 60+ feet Lots 3-5 are Open Space lots and not subject to the standard. Yes Yes PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT C.I Density Per the underlying General Plan designation. When two or more general plan land use designations exist within a planned development, the density may be transferred from one general plan designation to another with a general plan amendment. No transfer of density is necessary C.2 Arterial Setbacks All dwelling units adjacent to any arterial road shown on the Circulation Element of the General Plan shall maintain the following minimum setbacks from the right-of-way: Prime Arterial 50 Feet Major Arterial 40 Feet Secondary Arterial 30 Feet Carlsbad Boulevard 20 Feet The project has a 40 foot setback from Poinsettia Lane which is a Major Arterial CT 04-10(A)/CP 04-05(A)/SDP 04-07(A)/CDP 04-23(A) - POINSETTIA PLACE December 16, 2009 Page 7 PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS CONTINUED APPLICABLE TO ALL PLANNED DEVELOPMENTS REF NO C.2, Conj'd. C.3 C.4 SUBJECT Arterial Setbacks Permitted Intrusions into Setbacks/ Building Separation Streets DEVELOPMENT STANDARD Half (50%) of the required arterial setback area located closest to the arterial shall be fully landscaped to enhance the street scene and buffer homes from traffic on adjacent arterials, and: • Shall contain a minimum of one 24" box tree for every 30 lineal feet of street frontage; and • Shall be commonly owned and maintained Project perimeter walls greater than 42 inches in height shall not be located in the required landscaped portion of the arterial setback, except noise attenuation walls that: • Are required by a noise study, and • Due to topography, are necessary to be placed within the required landscaped portion of the arterial setback. Permitted intrusions into required building setbacks shall be the same as specified in Section 21.46.120 of this code. The same intrusions specified in Section 21.46.120 shall be permitted into required building separation. Private Public Street Trees within parkways Minimum right-of-way width Minimum curb-to-curb width Minimum parkway width (curb adjacent) Minimum sidewalk width Minimum right-of-way width Minimum curb-to-curb width Minimum parkway width (curb adjacent) Minimum sidewalk width One-family dwellings and twin homes on small-lots Condominium projects 56 feet 34 feet 5.5 feet, including curb 5 feet (setback 6 inches from property line) 60 feet 34 feet 7.5 feet, including curb 5 feet (setback 6 inches from property line) A minimum of one street tree (24-inch box) per lot is required to be planted in the parkway along all streets. Street trees shall be spaced no further apart than 30 feet on center within the parkway. COMPLIANCE COMMENT The entire area between the buildings and the street right of way is landscaped and includes 24 inch box trees. The project perimeter wall is not located within 20 feet of the road right-of-way. No intrusions are proposed The project does not include private streets The project does not include public streets The project does not include public or private streets The project does not include public or private streets CT 04-10(A)/CP 04-05(A)/SDP 04-07(A)/CDP 04-23(A) - POINSETTIA PLACE December 16, 2009 PageS PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS CONTINUED APPLICABLE TO ALL PLANNED DEVELOPMENTS REF NO C.4, Cont'd C.5 C.6 SUBJECT Streets Drive- aisles Number of Visitor Parking Spaces Required(i) DEVELOPMENT STANDARD Street Trees within parkways 3 or fewer dwelling units 4 or more dwelling units All projects Tree species should be selected to create a unified image for the street, provide an effective canopy, avoid sidewalk damage and minimize water consumption. Minimum 12 feet wide when the drive-aisle is not required for emergency vehicle access, as determined by the Fire Chief. If the drive-aisle is required for emergency vehicle access, it shall be a minimum of 20 feet wide. Minimum 20 feet wide. No parking shall be permitted within the minimum required width of a drive-aisle. A minimum 24-foot vehicle back-up/maneuvering area shall be provided in front of garages, carports or uncovered parking spaces (this may include driveway area, drive-aisles, and streets). Additional width may be required for vehicle/emergency vehicle maneuvering area. Parkways and/or sidewalks may be required. No more than 24 dwelling units shall be located along a single-entry drive-aisle. All drive-aisles shall be enhanced with decorative pavement. Projects with 10 units or fewer A .30 space per each unit. Projects 1 1 units or more A .25 space per each unit. When calculating the required number of visitor parking spaces, if the calculation results in a fractional parking space, the required number of visitor parking spaces shall always be rounded up to the nearest whole number. COMPLIANCE COMMENT The project does not include public or private streets The project is greater than 3 units The drive aisle widths are between 24 and 34 feet in width No parallel parking is proposed on drive aisles of 20 feet in width A minimum of 24 feet is provided in the autocourts in front of garages The fire department has reviewed the project and found it to be in compliance with fire department development standards Parkways and sidewalks are included in the project The project has more than one point of access Decorative pavement has been included in key locations of the drive-aisles 21 parking spaces are required and 30 spaces have been provided CT 04-10(A)/CP 04-05(A)/SDP 04-07(A)/CDP 04-23(A) - POINSETTIA PLACE December 16, 2009 Page 9 PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS CONTINUED APPLICABLE TO ALL PLANNED DEVELOPMENTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT On Private/ Public Streets C.7 Location of Visitor Parking On Drive-aisles On a Driveway On-street visitor parking is permitted on private/public streets, subject to the following: • The private/public street is a minimum 34-feet wide (curb-to-curb) • There are no restrictions that would prohibit on- street parking where the visitor parking is proposed • The visitor parking spaces may be located: o Along one or both sides of any private/public street(s) located within the project boundary, and o Along the abutting side and portion of any existing public/private street(s) that is contiguous to the project boundary Parallel parking is proposed on drive aisles of 34 feet in width In parking bays along public/private streets within the project boundary, provided the parking bays are outside the minimum required street right-of-way width. Visitor parking bays are provided outside of the minimum drive-aisle width of 24 feet When visitor parking is provided as on-street parallel parking, not less than 24 lineal feet per space, exclusive of driveway/drive-aisle entrances and aprons, shall be provided for each parking space, except where parallel parking spaces are located immediately adjacent to driveway/drive- aisle aprons, then 20 lineal feet may be provided. Parallel parking stalls are a minimum of 24 feet in length Within the Beach Area Overlay Zone, on-street parking shall not count toward meeting the visitor parking requirement. The project is not in the beach Area Overlay Zone Visitor parking must be provided in parking bays that are located outside the required minimum drive-aisle width. Visitor parking bays are provided outside of the minimum drive-aisle width of 24 feet Outside the Beach Area Overlay Zone One required visitor parking space may be credited for each driveway in a project that has a depth of 40 feet or more. No project driveway has a depth of 40 feet or more CT 04-10(A)/CP 04-05(A)/SDP 04-07(A)/CDP 04-23(A) - POINSETTIA PLACE December 16,2009 Page 10 PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS CONTINUED APPLICABLE TO ALL PLANNED DEVELOPMENTS. REF NO C.7, Cont'd. SUBJECT Location of Visitor Parking, Cont'd. DEVELOPMENT STANDARD On avy 11 d r)n vp1_/1 1 V ^ way, Prmt'Huoni u Outside the Beach Area Overlay Zone Within the Beach Area Overlay Zone All projects For projects with 10 or fewer units, all required visitor parking may be located within driveways (located in front of a unit's garage), provided that all dwelling units in the project have driveways with a depth of 20 feet or more. One required visitor parking space may be credited for each driveway in a project that has a depth of 40 feet or more. If the streets within and/or adjacent to the project allow for on- street parking on both sides of the street, then visitor parking may be located in a driveway, subject to the following: • All required visitor parking may be located within driveways (located in front of a unit's garage), provided that all dwelling units in the project have driveways with a depth of 20 feet or more. • If less than 100% of the driveways in a project have a depth of 20 feet or more, then a .25 visitor parking space will be credited for each driveway in a project that has a depth of 20 feet or more (calculations resulting in a fractional parking space credit shall always be rounded down to the nearest whole number). The minimum driveway depth required for visitor parking (20 feet or 40 feet) applies to driveways for front or side- loaded garages, and is measured from the property line, back of sidewalk, or from the edge of the drive-aisle, whichever is closest to the structure. COMPLIANCE COMMENT The project has greater than 1 0 units The project is not in the beach Area Overlay Zone The project is not in the beach Area Overlay Zone The project is not in the Beach Area Overlay Zone CT 04-10(A)/CP 04-05(A)/SDP 04-07(A)/CDP 04-23(A) - POINSETTIA PLACE December 16, 2009 Page 11 PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS CONTINUED APPLICABLE TO ALL PLANNED DEVELOPMENTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT C.7, :ont'd. Location of Visitor Parking, Cont'd. Compact Parking Distance from unit For projects of more than 25 units, up to 25% of visitor parking may be provided as compact spaces (8 feet by 15 feet). No overhang is permitted into any required setback area or over sidewalks less than 6 feet wide. Compact spaces are not proposed For all projects within the Beach Area Overlay Zone, up to 55% of the visitor parking may be provided as compact spaces (8 feet by 15 feet). The project is not in the Beach Area Overlay Zone Visitor parking spaces must be located no more than 300 feet as measured in a logical walking path from the entrance of the unit it could be considered to serve. All required visitor parking is within 300 feet of a unit entrance C.8 Screening of Parking Areas Open parking areas should be screened from adjacent residences and public rights-of-way by either a view-obscuring wall, landscaped berm, or landscaping, except parking located within a driveway. Visitor parking is screened form the public right-of-way by buildings and landscaping Community recreational space shall be provided for all projects of 11 or more dwelling units, as follows: Minimum community recreational space required C.9 Community Recreational Space (1) Projects with 11 to 25 dwelling units Projects with 26 or more dwelling units Projects with 50 or more dwelling units Project is NOT within RH general plan designation Project IS within RH general plan designation 200 square feet per unit 150 square feet per unit Community recreational space shall be provided as either (or both) passive or active recreation facilities. 62 units are within the RMH and 20 units are within the RH General Plan Land Use designations. The total requirement is for 15,400 square feet of recreation area. The project has 22,150 square feet of recreation space. The project has more than 25 units Community recreational space shall be provided as both passive and active recreational facilities with a minimum of 75% of the area allocated for active facilities. Over 80% of the required recreation space are active facilities Community recreational space shall be provided as both passive and active recreational facilities for a variety of age groups (a minimum of 75% of the area allocated for active facilities). Over 80% of the required recreation space are active facilities For projects consisting of one-family dwellings or twin homes on small-lots, at least 25% of the community recreation space must be provided as pocket parks. The project is not one- family or twin homes CT 04-10(A)/CP 04-05(A)/SDP 04-07(A)/CDP 04-23(A) - POINSETTIA PLACE December 16, 2009 Page 12 PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS CONTINUED APPLICABLE TO ALL PLANNED DEVELOPMENTS REF NO C.9, Cont'd. SUBJECT Community Recreational Space (l)' Cont'd. DEVELOPMENT STANDARD All projects (with 1 1 or more dwelling units) Recreation Area Parking • Pocket park lots must have a minimum width of 50 feet and be located at strategic locations such as street intersections (especially "T-intersections") and where open space vistas may be achieved. Community recreational space shall be located and designed so as to be functional, usable, and easily accessible from the units it is intended to serve. Credit for indoor recreation facilities shall not exceed 25% of the required community recreation area. Required community recreation areas shall not be located in any required front yard and may not include any streets, drive-aisles, driveways, parking areas, storage areas, slopes of 5% or greater, or walkways (except those walkways that are clearly integral to the design of the recreation area). In addition to required resident and visitor parking, recreation area parking shall be provided, as follows: 1 space for each 15 residential units, or fraction thereof, for units located more than 1 ,000 feet from a community recreation area. The location of recreation area parking shall be subject to the same location requirements as for visitor parking, except that required recreation area parking shall not be located within a drive way(s). COMPLIANCE COMMENT The proposed recreation space is functional No indoor recreation facilities are proposed All required recreation areas are located within the buildable portion of the site and do not encroach into setbacks or other unqualified areas No unit is located more than 1 ,000 feet from a recreation area Recreation area parking is not required Examples of recreation facilities include, but are not limited to, the following: Active Swimming pool area Children's playground equipment Spa Courts (tennis, racquetball, volleyball, basketball) Recreation rooms or buildings Horseshoe pits Pitch and putt Grassy play areas with a slope of less than 5% (minimum area of 5,000 square feet and a minimum dimension of 50 feet) Any other facility deemed by the planning director to satisfy the intent of providing active recreational facilities. CT 04-10(A)/CP 04-05(A)/SDP 04-07(A)/CDP 04-23(A) - POINSETTIA PLACE December 16, 2009 Page 13 PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS CONTINUED APPLICABLE TO ALL PLANNED DEVELOPMENTS REF NO C.9, Cont'd. C.10 C.ll C.I 2 C.13 SUBJECT Community Recreational Space (1)' Cont'd. Lighting DEVELOPMENT STANDARD ^^MMENT^ Benches „ . BarbecuesPassive _, ,Community gardens Grassy play areas with a slope of less than 5%. Lighting adequate for pedestrian and vehicular safety shall be provided. Adequate lighting is shown on the landscape plans and will be reviewed by the Planning Director prior to the issuance of a grading permit Reserved Recreational Vehicle (RV) Storage (1) Storage Space Required for projects with 100 or more units, or a master or specific plan with 100 or more planned development units. Exception: RV storage is not required for projects located within the RMH or RH land use designations. 20 square feet per unit, not to include area required for driveways and approaches. Developments located within master plans or residential specific plans may have this requirement met by the common RV storage area provided by the master plan or residential specific plan. RV storage areas shall be designed to accommodate recreational vehicles of various sizes (i.e. motorhomes, campers, boats, personal watercraft, etc.). The storage of recreational vehicles shall be prohibited in the front yard setback and on any public or private streets or any other area visible to the public. A provision containing this restriction shall be included in the covenants, conditions and restrictions for the project. All RV storage areas shall be screened from adjacent residences and public rights-of-way by a view-obscuring wall and landscaping. 480 cubic feet of separate storage space per unit. If all storage for each unit is located in one area, the space may be reduced to 392 cubic feet. Required storage space shall be separately enclosed for each unit and be conveniently accessible to the outdoors. The project has fewer than 100 units and is not subject to the provision of Recreational Vehicle storage The project has fewer than 100 units and is not subject to the provision of Recreational Vehicle storage The project has fewer than 100 units and is not subject to the provision of Recreational Vehicle storage Each unit is provided with a garage which satisfies the required storage space per unit Each unit is provided with a garage which satisfies the required storage space per unit CT 04-10(A)/CP 04-05(A)/SDP 04-07(A)/CDP 04-23(A) - POINSETTIA PLACE December 16,2009 Page 14 PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS CONTINUED APPLICABLE TO ALL PLANNED DEVELOPMENTS REF NO C.13, Cont'd SUBJECT DEVELOPMENT STANDARD Required storage space may be designed as an enlargement of a covered parking structure provided it does not extend into the area of the required parking stall, and does not impede the ability to utilize the parking stall (for vehicle parking). Storage Space, A garage (12'x20' one-car, 20'x20' two-car, or larger) Cont'd. satisfies the required storage space per unit. This requirement is in addition to closets and other indoor storage areas. COMPLIANCE COMMENT Each unit is provided with a garage which satisfies the required storage space per unit Each unit is provided with a garage which satisfies the required storage space per unit Each unit is provided with a garage which satisfies the required storage space per unit PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF NO E.I E.2 SUBJECT Livable Neighborhood Policy Architectural Requirements DEVELOPMENT STANDARD Must comply with city council Policy 66, Principles for the Development of Livable Neighborhoods. One-family and two- family dwellings Multiple- family dwellings Must comply with city council Policy 44, Neighborhood Architectural Design Guidelines There shall be at least three separate building planes on all building elevations. The minimum offset in planes shall be 1 8 inches and shall include, but not be limited to, building walls, windows, and roofs. All building elevations shall incorporate a minimum of four complimentary design elements, including but not limited to: • A variety of roof planes; • Windows and doors recessed a minimum of 2 inches; • Decorative window or door frames; • Exposed roof rafter tails; • Dormers; • Columns; • Arched elements; COMPLIANCE COMMENT SEE SEPARATE COMPLIANCE CHART The project is not a single family or two-family development Each of the building elevations has three or more building planes The project includes: • A variety of roof planes • Decorative door frames • Decorative window frames • Exposed Rafter Tails • Arched Elements • Exterior wood elements CT 04-10(A)/CP 04-05(A)/SDP 04-07(A)/CDP 04-23(A) - POINSETTIA PLACE December 16, 2009 Page 15 PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS CONTINUED REF NO E.2, Cont'd E.3 E.4 E.5 SUBJECT Architectural Requirements Maximum Coverage Maximum Building Height Minimum Building Setbacks DEVELOPMENT STANDARD Multiple- family dwellings • Varied window shapes; • Exterior wood elements; • Accent materials such as brick, stone, shingles, wood, or siding; • Knee braces; and • Towers. 60% of total project net developable acreage. Same as required by the underlying zone, and not to exceed three stories (1)(7) Projects within the RH general plan designation (1)(7) From a private or public street(2)(3) From a drive- aisle(4) 40 feet, if roof pitch is 3:12 or greater 35 feet, if roof pitch is less than 3:12 Building height shall not exceed three stories Residential structure Direct entry garage Residential structure (except as specified below) Residential structure - directly above a garage Garage 10 feet 20 feet 5 feet, fully landscaped (walkways providing access to dwelling entryways may be located within required landscaped area) 0 feet when projecting over the front of a garage. 3 feet Garages facing directly onto a drive-aisle shall be equipped with an automatic garage door opener. 0 feet (residential structure and garage) COMPLIANCE COMMENT 30% is proposed Maximum proposed is 32.25 feet Maximum proposed is 32.25 feet The project is designed with drive-aisles The project is designed with a minimum of 1 0 feet between the structure and sidewalk adjacent to the drive-aisle The project does have living area above the garages which are at the same setback as the garage below it Garages are setback 3 feet from the minimum drive- aisle width or more The project is for more than 25 units CT 04-10(A)/CP 04-05(A)/SDP 04-07(A)/CDP 04-23(A) - POINSETTIA PLACE December 16, 2009 Page 16 ~~ ~ PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS CONTINUED COMPLIANCE COMMENT The project is for more than 25 units REF NO SUBJECT DEVELOPMENT STANDARD E.5, Cont'd Minimum Building Setbacks From a drive- aisle(4) Projects of 25 units or less within theRMH andRH general plan designations Balconies/ decks (unenclosed and uncovered) From the perimeter property lines of the project site (not adjacent to a public/private street) Garages facing directly onto a drive-aisle shall be equipped with an automatic garage door opener. Ofeet May cantilever over a drive-aisle, provided the balcony/deck complies with all other applicable requirements, such as: • Setbacks from property lines • Building separation • Fire and Engineering Department requirements The project includes both decks and patios. Decks over the garage have a maximum one foot cantilever The building setback from an interior side or rear perimeter property line shall be the same as required by the underlying zone for an interior side or rear yard setback. A minimum ten foot setback is required. The project is designed with 10 - 70 foot setbacks from the rear/side property line E.6 Minimum Building Separation 10 feet The project is designed with 15-50 feet of building separation. The majority of the project is designed with a 23 foot separation E.7 Resident Parking (6) All dwelling types If a project is located within the RH general plan designation, resident parking shall be provided as specified below, and may also be provided as follows: • 25% of the units in the project may include a tandem two-car garage (minimum 12 feet x 40 feet). • Calculations for this provision resulting in a fractional unit may be rounded up to the next whole number. No tandem parking is proposed CT 04-10(A)/CP 04-05(A)/SDP 04-07(A)/CDP 04-23(A) - POINSETTIA PLACE December 16,2009 Page 17 PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS CONTINUED REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT One- family and two- family dwellings E.7, Cont'd Resident Parking (6) Multiple- family dwellings 2 spaces per unit, provided as either: • a two-car garage (minimum 20 feet x 20 feet), or • 2 separate one-car garages (minimum 12 feet x 20 feet each) • In the R-W Zone, the 2 required parking spaces may be provided as 1 covered space and 1 uncovered space The project is not a one- family or two-family development Studio and one- bedroom units Units with two or more bedrooms 1.5 spaces per unit, 1 of which must be covered When calculating the required number of parking spaces, if the calculation results in a fractional parking space, the required number of parking spaces shall always be rounded up to the nearest whole number. The project does not include any studio or one- bedroom units 2 spaces per unit, provided as either: • a one-car garage (12 feet x 20 feet) and 1 covered or uncovered space; or (5) a two-car garage (minimum 20 feet x 20 feet), or 2 separate one-car garages (minimum 12 feet x 20 feet each) In the R-W Zone and the Beach Area Overlay Zone, the 2 required parking spaces may be provided as 1 covered space and 1 uncovered All of the units have a two car garage space (5) Required parking may be provided within an enclosed parking garage with multiple, open parking spaces, subject to the following: • Each parking space shall maintain a standard stall size of 8.5 feet by 20 feet, exclusive of supporting columns; and • A backup distance of 24 feet shall be maintained in addition to a minimum 5 feet turning bump-out located at the end of any stall series. All of the units have a two car garage CT 04-10(A)/CP 04-05(A)/SDP 04-07(A)/CDP 04-23(A) - POINSETTIA PLACE December 16,2009 Page 18 PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS CONTINUED REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT E.7, Cont'd Resident Parking(6) Multiple- family dwellings Required resident parking spaces shall be located no more than 150 feet as measured in a logical walking path from the entrance of the units it could be considered to serve. All parking is within 150 feet of the individual units Required private recreational space shall be designed so as to be functional, usable, and easily accessible from the dwelling it is intended to serve. One- family, two- family, and multiple- family dwellings Required private recreational space has been designed so as to be functional, usable, and easily accessible from the dwelling it is intended to serve Required private recreational space shall be located adjacent to the unit it is intended to serve. The required private recreational space is located adjacent to the unit it is intended to serve Required private recreational space shall not be located within any required front yard setback area, and may not include any driveways, parking areas, storage areas, or common walkways. E.8 Private Recreational Space Minimum total area per unit Projects not within the RMH or RH general plan designations Projects within the RMH or RH general plan designations The required private recreational space is not located within any required front yard setback area, and does not include any driveways, parking areas, storage areas, or common walkways 400 square feet 200 square feet The project is not a one- family or two-family development One- family and two- family dwellings May consist of more than one recreational space. The project is not a one- family or two-family development May be provided at ground level and/or as a deck/balcony on a second/third floor or roof. The project is not a one- family or two-family development If provided at ground level Minimum dimension Not within the RMHorRH general plan designations 15 feet The project is not a one- family or two-family development CT 04-10(A)/CP 04-05(A)/SDP 04-07(A)/CDP 04-23(A) - POINSETTIA PLACE December 16,2009 Page 19 PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS CONTINUED REF NO E.8, Cont'd SUBJECT Private Recreational Space DEVELOPMENT STANDARD One-family and two- family dwellings If provided at ground level If provided above ground level as a deck/ balcony or roof deck Within the RMH or Minimum RH general plan f1Uf dimension designations teet Shall not have a slope gradient greater than 5%. Attached solid patio covers and decks/balconies may project into a required private recreational space, subject to the following: • The depth of the projection shall not exceed 6 feet (measured from the wall of the dwelling that is contiguous to the patio/deck/balcony). The length of the projection shall not be limited, except as required by any setback or lot coverage standards. Open or lattice-top patio covers may be located within the required private recreation space (provided the patio cover complies with all applicable standards, including the required setbacks). Minimum dimension Minimum area 6 feet 60 square feet COMPLIANCE COMMENT The project is not a one- family or two-family development The project is not a one- family or two-family development The project is not a one- family or two-family development The project is not a one- family or two-family development CT 04-10(A)/CP 04-05(A)/SDP 04-07(A)/CDP 04-23(A) - POINSETTIA PLACE December 16,2009 Page 20 PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS CONTINUED REF NO E.8, Cont'd SUBJECT Private Recreational Space DEVELOPMENT STANDARD Onpwne- family and two- family dwellings Multiple- family dwellings Minimum total area per unit (patio, porch, or balcony) Minimum dimension of patio, porch or balcony 60 square feet 6 feet Projects of 1 1 or more units that are within the RH general plan designation may opt to provide an additional 75 square feet of community recreation space per unit (subject to the standards specified in Table C of this Chapter), in lieu of providing the per unit private recreational space specified above. COMPLIANCE COMMENT Each unit is designed with a patio or deck that meets the minimum dimensions of 10 feet by 6 feet Each unit is designed with a patio or deck that meets the minimum dimensions of 10 feet by 6 feet C.Mello II Segment of the Local Coastal Program, and the Coastal Resource Protection Overlay Zone (Chapter 21.203 of C.M.C.) All of the applicable coastal zone development standards and policies were reviewed with the original approval of Poinsettia Place. The revised project is limited to the same development envelope as the approved project, has been reduced in intensity through the proposal of fewer dwelling units, and will therefore not have any impacts to coastal resources beyond what was assessed with the approval of the CDP 04-23. The site is identified in the Mello II Segment of the Local Coastal Program as having specific habitat protection standards. Development of the RSWB property (APN 215-020-06) is limited to a maximum of 25% of the property not including Poinsettia Lane and development is to be concentrated adjacent to Cassia Road and the future Poinsettia Lane extension. The project is designed to use the northern quarter of the site. Impacts to Southern Maritime Chaparral are to be minimized. Impacts have been minimized to the greatest extent feasible and preservation mechanisms and mitigation measures put in place. A north-south wildlife corridor shall be provided on the eastern half of the site. The project includes an Open Space corridor along the eastern edge of the property as part of the Open Space preserve. The proposed project is consistent with the Mello II Segment of the LCP which contains land use policies for development and conservation of coastal land and water areas within its boundaries. The policies of the Mello II Segment emphasize topics such as preservation of agriculture and scenic resources, protection of environmentally sensitive resources, provision of shoreline access and prevention of geologic instability and erosion. The project is consistent with the following Coastal Act policies: A) no agricultural lands exist on the project site currently (historical reference to previous agriculture did occur), the site is not CT 04-10(A)/CP 04-05(A)/SDP 04-07(A)/CDP 04-23(A) - POINSETTIA PLACE December 16, 2009 Page 21 identified on the Mello II Segment Map X, therefore no impacts to such will occur; B) the site is geologically stable and the proposed grading for the site has been limited to the area necessary to develop the site; C) the project has been designed to reduce the. amount of runoff off-site by surface drains and has been conditioned to implement the NPDES standards to ensure the quality of the water leaving the site; D) the project meets the parking requirements of the zoning ordinance; E) the project does not preclude any recreational opportunities or shoreline access as the property is not a shorefront property; and F) the development does not obstruct views of the coastline as seen from public lands or public rights-of-way. The Coastal Resource Protection Overlay Zone speaks more directly to preservation and protection of lagoon resources and steep slopes. Topographically, the flatter disturbed portion of the site slopes downward from west to east and the undisturbed area slopes downward from the south to the north. The undeveloped area is covered primarily by Southern Maritime Chaparral habitats. The sensitive habitat resources occurring on site include 11 acres of Southern Maritime Chaparral and 0.2 acres of Southern Willow Scrub. As designed, the project will impact 1.53 acres of Southern Maritime Chaparral and 0.2 acres of Southern Willow Scrub. The impact to wetlands results from the improvement of the project's frontage of Poinsettia Lane, which is a Circulation Element roadway. Consistent with the Local Coastal Program Policy 3-1.7, no feasible less environmentally damaging alternative is available since the road has been constructed up to the project site and the alignment cannot be altered to avoid the impact. Consistent with Local Coastal Program Policy 3-1.8, the project will mitigate, as stated in the Mitigation Monitoring and Reporting Program, for all impacted habitats at a 3:1 ratio consistent with the City of Carlsbad HMP and the Mello II Segment of the Local Coastal Program. A total of 2.8 acres of dual criteria slopes have been mapped on the property. The project has been designed to minimize the encroachment into dual criteria slopes. The project impacts approximately 5% of the total dual criteria slopes on site. Up to a maximum of 10% may be impacted. The encroachment is a result of preserving 75% of the property as Open Space preserve as required by the City's Habitat Management Plan and Local Coastal Program. The northern 25% of the site that is designated for development includes the smaller area of 25% slopes being impacted. D. City Council Policy 66 (Principles for the Development of Livable Neighborhoods) The proposed project complies with the applicable guidelines and principles of City Council Policy 66 regarding livable neighborhoods as shown in Table 4 below. CT 04-10(A)/CP 04-05(A)/SDP 04-07(A)/CDP 04-23(A) - POINSETTIA PLACE December 16,2009 Page 22 TABLE 4: CITY COUNCIL POLICY 66 - LIVABLE NEIGHBORHOODS Principle Compliance Comments Building Facades, Front Entries, Porches Facades create interest and character and should be varied and articulated to provide visual interest to pedestrians. Clearly identifiable front doors and porches enhance the street scene and create opportunities for greater social interaction within the neighborhood. Building entries and windows should face the street. Front porches, bay windows, courtyards and balconies are encouraged. The project is designed with auto courts. All units have entrances that front either Cassia Road or the courtyard between the buildings. All units have either a front porch and/or deck. Garages Homes should be designed to feature the residence as the prominent part of the structure in relation to the street. A variety of garage configurations should be used to improve the street scene. This may include tandem garages, side-loaded garages, front-loaded garages, alley- loaded garages and recessed garages. The project is an auto court design and therefore no garages face the public street. Street Design An interconnected, modified (grid) street pattern should be incorporated into project designs when there are no topographic or environmental constraints. Interconnected streets provide pedestrians and automobiles many alternative routes to follow, disperse traffic and reduce the volume of cars on any one street in the neighborhood. Streets should be designed to provide both vehicular and pedestrian connectivity by minimizing the use of cul-de-sacs. The street network should also be designed to create a safer, more comfortable pedestrian and bicycling environment. Local residential streets should have travel and parking lanes, be sufficiently narrow to slow traffic, provide adequate access for emergency and service vehicles and emergency evacuation routes for residents and include parkways with trees to form a pleasing canopy over the street. Local residential streets are the public open space in which children often play and around which neighborhoods interact. Within this context, vehicular movement should be additionally influenced through the use of City-accepted designs for traffic calming measures. The project takes access off of Cassia Road via a private drive- aisle. The units are then accessed via auto courts off of the private drive-aisles. The private drive-aisle is adequate to serve the 82 dwelling units and includes full improvements that will How safe pedestrian movement mighout the site. There is also a rimeter sidewalk surrounding the •esidential development. CT 04-10(A)/CP 04-05(A)/SDP 04-07(A)/CDP 04-23(A) - POINSETTIA PLACE December 16, 2009 Page 23 TABLE 4: CITY COUNCIL POLICY 66 - LIVABLE NEIGHBORHOODS CONTINUED Principle Compliance Comments Parkways Street trees should be planted in the parkways along all streets. Tree species should be selected to create a unified image for the street, provide an effective canopy, avoid sidewalk damage and minimize water consumption. The project provides a fully landscaped parkway between the sidewalk and private drive-aisle. The main drive-aisle has sidewalk on one side and is landscaped on the other. Cassia Road is a collector street with curb adjacent sidewalks. Pedestrian Walkways Pedestrian walkways should be located along or visible from all streets. Walkways (sidewalks or trails) should provide clear, comfortable and direct access to neighborhood schools, parks/plazas and transit stops. Primary pedestrian routes should be bordered by residential fronts, parks or plazas. Where street connections are not feasible (at the end of cul-de-sacs), pedestrian paths should also be provided. The project provides sidewalks along the private drive-aisles and the improvements to Cassia Road and Poinsettia Lane include sidewalk. Centralized Community Recreation Areas Park or plazas, which serve as neighborhood meeting places and as recreational activity centers should be incorporated into all planned unit developments. As frequently as possible, these parks/plazas should be designed for both active and passive uses for residents of all ages and should be centrally located within the project. Parks and plazas should be not be sited on residual parcels, used as buffers from surrounding developments or to separate buildings from streets. The project is providing in excess of 12,000 square feet of common active recreation area which includes flat turf areas, gathering areas, benches, children's play equipment, and grill areas. E. Inclusionary Housing Ordinance (Chapter 21.85 of C.M.C.) The City's Inclusionary Housing Ordinance (Chapter 21.85) requires that a minimum of 15% of all approved units in any. qualified residential subdivision must be made affordable to lower income households. Chapter 21.85 also provides that by the approval of the City Council, an in- lieu purchase of inclusionary housing credits may be executed. The project has been reviewed by the Housing Policy Team and the Housing Commission and a recommendation to allow the purchase of credits versus the onsite provision of housing has been made. As proposed all of the 82 onsite units will be market rate. Those units are calculated to be 85% of the total number of project units, including those credits that will be purchased for an offsite development. Therefore 14 inclusionary housing credits will be purchased, which is equal to 15% of 96 units (82 onsite+14 housing credits). CT 04-10(A)/CP 04-05(A)/SDP 04-07(A)/CDP 04-23(A) - POINSETTIA PLACE December 16, 2009 Page 24 F. Subdivision Ordinance (Title 20 of the C.M.C.) The Subdivision Ordinance, Title 20 of the Municipal Code, requires the filing of a tentative tract map for the division of property into five or more lots. The applicant has filed a Tentative Tract Map for the division of the property into 5 lots and for 82 residential condominiums on 20.4 acres. The subdivision creates two development areas (Lots 1 and 2), one Open Space lot (Lot 3), and two smaller lots that will not be developed but are located such that they cannot be incorporated into a larger open space preserve. Lots 4 and 5 are not proposed for development, will be restricted by open space easements, and are designated as OS by both the General Plan and Zoning. The Tentative Tract Map includes conditions for infrastructure improvements and grading associated with the property. The infrastructure improvements include frontage improvements for Cassia Road and Poinsettia Lane, sewer, water and drainage improvements. As designed and conditioned, the Tentative Tract Map complies with all City requirements, including the Subdivision Ordinance and the State Subdivision Map Act. The project as conditioned provides all necessary improvements and all findings required by Title 20 can be made and are contained in the Planning Commission Resolution for CT 04-10(A). G. Growth Management Ordinance (Chapter 21.90 of C.M.C.) and Zone 21 Local Facilities Management Plan The proposed project is located within Local Facilities Management Zone 21 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 Table 5 below. TABLE 5: GROWTH MANAGEMENT COMPLIANCE STANDARD City Administration Library Waste Water Treatment Parks Drainage Circulation Fire Open Space Schools Sewer Collection System Water IMPACTS 285.09 sq.ft. 152.05 sq. ft. 82EDU .57 acres 1 8.5 CFS Basin D 656 ADT (8 per unit) Station No. 2 3.06 acres Carlsbad Unified (E=10.3/M=5.18/HS=4.29) 82EDU 20,500 GPD COMPLIANCE Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes The number of units anticipated for the site based on the GMCPs of the existing General Plan designations is 84 dwelling units. The density of the project, based on the Land Use designation of RMH within the range of 8-15 du/ac, is 11.5 du/ac on Lot 1, and 17.4 du/ac on Lot 2, which is within the RH range of 15-23 du/ac. CT 04-10(A)/CP 04-05(A)/SDP 04-07(A)/CDP 04-23(A) - POINSETTIA PLACE December 16, 2009 Page 25 Since the allowed density for the property is 84 units and only 82 are proposed, two dwelling units will be added to the excess dwelling unit bank. V. ENVIRONMENTAL REVIEW Pursuant to the California Environmental Quality Act (CEQA) and the Environmental Protection Ordinance (Title 19) of the Carlsbad Municipal Code, staff conducted an environmental impact assessment to determine if the Poinsettia Place project could have any potentially significant impact on the environment. The environmental impact assessment of the original project identified potentially significant impacts to biological resources and noise and mitigation measures were incorporated into the design of the project or were placed as conditions of approval for the project such that all potentially significant impacts were mitigated to below a level of significance. The proposed revisions to the Poinsettia Place project are such that they do not alter the findings made with the original project and a determination has been made that the project is within the scope of the previously adopted Mitigated Negative Declaration. ATTACHMENTS: 1. Planning Commission Resolution No. 6650 (CT) 2. Planning Commission Resolution No. 6651 (CP) 3. Planning Commission Resolution No. 6652 (SDP) 4. Planning Commission Resolution No. 6653 (CDP) 5. Planning Commission Resolution No. 6187 (MND) 6. Location Map 7. Background Data Sheet 8. Local Facilities Impact Assessment Form 9. Disclosure Statement 10. Reduced Exhibits 11. Full Size Exhibits "A" - "P" and "A 1" - "A31" dated December 16, 2009 NOT TO SCALE SITEMAP POINSETTIA PLACE CT 04-10(A) / CP 04-05(A) / SDP 04-07(A) CDP 04-23(A) BACKGROUND DATA SHEET CASE NO: CT 04-10fAVCP 04-05CAVSDP 04-07(AVCDP 04-23(A) CASE NAME: POINSETTIA PLACE APPLICANT: Sierra Linda Development Company REQUEST AND LOCATION: Request for a determination that the project is within the scope of a previously adopted Mitigated Negative Declaration and a recommendation for approval of amendments to a previously approved Tentative Tract Map CT 04-10, Condominium Permit CP 04-05, Site Development Permit SDP 04-07, and Coastal Development Permit CDP 04-23 to subdivide 20.4 acres into 82 airspace condominium units on property generally located southeast of the intersection of Cassia Road and Poinsettia Lane in the Mello II segment of the Local Coastal ProRram and in Local Facilities Management Zone 21 LEGAL DESCRIPTION: The north half of the southwest quarter of the southwest quarter of Section 23, Township 12 south, Range 4 west, San Bernardino Meridian, in the City of Carlsbad, County of San Diego, State of California, according to the official plat thereof APN: 215-020-23-00 Condominiums Acres: 20.4 Proposed No. of Lots/Units: 5 Lots/82 Airspace GENERAL PLAN AND ZONING Existing Land Use Designation: Residential Medium High Density (RMHVResidential High Density (RHVOpen Space (OS) Proposed Land Use Designation: N/A Density Allowed: 11.5 (Lot 1VI9 (Lot 2) Density Proposed: 11.7 (Lot 1VI6.7 (Lot 2) Existing Zone: RD-M/OS Proposed Zone: N/A Surrounding Zoning, General Plan and Land Use: General Plan Site North South East West RD-M/OS RD-M LC RD-M-Q PC RMH/RH/OS RM RLM RM RMH Current Land Use Vacant Condominiums Vacant Apartments Apartments/SFR LOCAL COASTAL PROGRAM Coastal Zone: 1X1 Yes I I No Local Coastal Program Segment: Mello II Within Appeal Jurisdiction: | | Yes [X] No Coastal Development Permit: ^ Yes Local Coastal Program Amendment: I I Yes 1X1 No No Revised 01/06 Existing LCP Land Use Designation: RMH/RH/OS Proposed LCP Land Use Designation: N/A Existing LCP Zone: RD-M/OS Proposed LCP Zone: N/A PUBLIC FACILITIES School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): 82 ENVIRONMENTAL IMPACT ASSESSMENT Categorical Exemption, I | Negative Declaration, issued I I Certified Environmental Impact Report, dated Other, Within the scope of a previously adopted Mitigated Negative Declaration Revised 01/06 CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO: Poinsettia Place - CT 04-10fAVCP 04-05(AVSDP 04-07(AYCDP 04- 23(A) LOCAL FACILITY MANAGEMENT ZONE: 21 GENERAL PLAN: RMH/RH/OS ZONING: RD-M/OS DEVELOPER'S NAME: Sierra Linda Development Company ADDRESS: 219 Meadow Vista Way Encinitas CA 92024 PHONE NO.: (760) 809-7473 ASSESSOR'S PARCEL NO QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT : 21 5-020-23-00 , DU): 20.4 ac./82 du A. City Administrative Facilities: Demand in Square Footage = 285.09 B. Library: Demand in Square Footage = 152.05 C. Wastewater Treatment Capacity (Calculate with J. Sewer) 82 D. Park: Demand in Acreage = .57 E. Drainage: Demand in CFS = 18.5 Identify Drainage Basin = D F. Circulation: Demand in ADT = 656 G. Fire: Served by Fire Station No. = 2_ H. Open Space: Acreage Provided = 3.06 I. Schools: Elementary School 10.3 Middle School 5.18 High School 4.29 J. Sewer: Demands in EDU 82 Identify Sub Basin = B_ K. • Water: Demand in GPD = 20.500 L. The project is 2 units below the Growth Management Dwelling unit allowance. DISCLOSURE STATEMENT Planning Department 1 ' ! ' 5ii D <1/A\ 1635 Faraday Avenue CAR! ^RAH (760)602-4610v_,/"\ |\ L_ J L>/~\ l_/ _ www.carlsbadca.gov 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, 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, titles, 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 publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person "l^AV^ A ^Jat'ZfTp _ Corp/Part Title /W-e-mtiv £ <i-& Title Address •£/<? /(4*#^/6cJ t^S/*. ^/ Address 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, titles, 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 publicly-owned corporation, include the names, titles, and addresses^of the corporate officer?. (A separate page may be attached if necessary.) Person <£#**& d- <JAcs*Sro - Corp/Part Title Mesrt&e* - C-S?£-<Ze>. Title Address. Page 1 of 2 Revised 04/09 3. NON-PROFIT ORGANIZATION OR TRUST If any person identified 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 $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? Yes No If yes, please indicate person(s):_ NOTE: Attach additional sheets if necessary. 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O Ill n^: ti 9 133HS 33STiS P^"^ §"S &-Q *v? g^ |!« ^tfV!^ <>: - r- V t' \^ M ill its f "'IIDll^^^^ '2§dfN^^ ,7/ /////////I/I r' \"-' ^•VVMJ'r*^*^ "•"'Y|- x';:u?M(r liill^l^if?^T/^/i^'^//;//i/ 7JrS7':S<' Ir7 i i ! !!tji(f/i ;/ /! ///! lir-t ' --•.-* i ;;,., / \li* ) / i li^ililI//////LI l }'"-^ '"Q^-X r 7\^N-.,. lr >LLl tLUCO <tf" *N ... * ^/O,A ,H| ^ ,.!•"C,7> -i r Jtf i . - U'il! &' \,e<5'C e-ze jioji avesi'dva ITEM #3 MEMO TO: PLANNING COMMISSION FROM: PLANNING DEPARTMENT SUBJECT: CT 04-10(A)/CP 04-05(A)/SDP 04-07(AVCDP 04-23(A) - POINSETTIA PLACE - Request for a determination that the project is within the scope of a previously adopted Mitigated Negative Declaration for GPA 04-12/LCPA 04-11/ZC 04-08/CT 04-10/CP 04-05/SDP 04- 07/CDP 04-23 and that the Mitigated Negative Declaration adequately described the project for the purposes of CEQA and a recommendation of approval of amendments to a previously approved Tentative Tract Map CT 04-10, Condominium Permit CP 04-05, and Coastal Development Permit CDP 04-23 and the rescission of Site Development Permit SDP 04- 07 to subdivide 20.4 acres into 82 airspace condominium units on property generally located southeast of the intersection of Cassia Road and Poinsettia Lane in the Mello II segment of the Local Coastal Program and in Local Facilities Management Zone 21. I.RECOMMENDATION The correct exhibit numeration for the Planning Commission Resolutions No. 6650, 6651, 6652, and 6653 is "A"-"P" and "Al" - "A31".