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HomeMy WebLinkAbout1980-09-10; Planning Commission; ; CT-80-28|CP-110 - PULLMANSTAFF REPORT DATE: Septeinber 10, 198 0 TO: Planning Commission FROM: Planning Departzment SUBJECT: CT-8 0-28/CP-110 - Pullman - Request for a 17 unit tenative tract map and condomini\im perinit on property located on the east side of Gibraltar Street, La Costa. I. PROJECT DESCRIPTION The applicant is proposing to construct a 17 unit condominium project on the eastern side of Gibralter Street near its terminus. The proposed project is located on an irregularly shaped .98 acre parcel in the RD-M zone. This project will result in a net density of approximately 17 dwelling units per acre which is slightly less than the General Plan designation of 20- 30 dwelling units per acre for this site. The site has been previously graded and is devoid of any significant historical or environmental resources. The site consists of two parcels which have been graded at two different levels. The northern lot is approxi- mately fifteen feet higher than the southerly lot. To minimize the amount of grading, the applicants have located all of the parking under the southerly buildings in this project. This will allow the living quarters of all buildings to be located at approximately the same level. The surrounding property is vacant to the north, south, and west, while a few single family homes are located to the east of the project. II. ANALYSIS Planning Issues 1) Does the project conform with the development standards of the condominium ordinance? 2) Does the project conform with the design criteria of the condominiuin ordinance? Discussion Development Standards As mentioned, the two lots have been graded at different levels with an approximately 15 foot high lh to 1 slope between them. Also, the easterly 20 feet of the north- erly lot and the easterly 30 feet of the southerly lot consists of an existing lh to 1 slope. In an effort to reduce the amount of grading, the applicant proposes to locate all of the resident parking for this project underneath buildings A and B which will be constructed on the southerly lot. The parking for each of the units will be assigned so that the distance from the parking spaces to each of the units will be minimized. Although it would be more desirable to locate parking closer to the units, a redesign of the project to accomplish this would require massive regrading of the site. The applicant proposes to locate all of the required guest parking on Gibraltar Street. Staff feels that the location of these visitor parking spaces along a public street will not cause any parking pro- blems at this location because Gibraltar Street is a cul-de-sac. Also, the relationship of the visitor parking to the pedestrian access points will not encour- age residents to park in these spaces. The required storage for each of the units will be located in three places. Approximately 160 cubic feet of storage for each unit will be located in storage lockers and cabinets in the garages. Each of the units will also be provided with 160 cubic feet of storage closets on the ground floor patio and second story balcony. A swimming pool and spa surrounded by a deck and lawn will be centrally located so as to be readily accessible to all of the residents of this project. Also, all of the units will be provided with balconies and patios. Five of the units will have patios with an area of approximately 150 square feet. With the common recreation area and the five units with large patios, this project will have more than the 200 square feet per unit of recreation space required by the condominium ordinance. Each of the units has been designed to provide laundry facilities in accordance with the condominium ordinance. Also, a coinmon trash container for this project will be located in the parking garage near the entrance. Coast Waste Management has reviewed the plans and has supplied a letter stating that location of the trash enclosure within the garage will be satisfactory for the efficient removal of trash. Design Criteria As proposed this project meets all of the design criteria of the Condominium Ordinance. Adequate parking and recreation facilities have been provided. The coinmon recreation area will be readily accessible to all of the residents of this project. Although the parking garage will be located underneath buildings A + B as shown on Exhibit A, staff feels the parking will be adequately accessible to the dwelling units. The orientation of the buildings, the existing slopes and heavy landscaping will screen the dwelling units from Gibraltar Street and create a sense of privacy for the patios and balconies provided for each unit. Staff feels that all other design criteria have been met by this project. III. RECOMMENDATION It is recoinmended that the Planning Coinmission adopt Resolution No. 1688 recommending approval of CT-80- 28/CP-llO to the City Council, based on the findings and subject to the conditions contained therein. Attachments Background Data Sheet Disclosure Form Location Map PC Resolution No. 1688 Exhibits A,B,C,D,E & F dated 7-9-80 MH:ar 9/3/80 •3- CASE NO: CT-80-28/CP-110 BACKGROUND DATA SHEET APPLICANT: Pullman Enterprises Inn. REQUEST AND IXXATION: tenative tract map and 17 unit condominium pmject on tJie east side of Gibraltar Street LEGAL DESCEOPTION: Lots 383 and 384, La Costa South Unit Nb. 5, Map No. 6600 in the City of Carlsbad, County of San Dieqo, State of Califomia Assessors Parcel Number: 216 - 29 - 27,28 Acres .98 No. of Lots 2 GENERAL PLAN AND ZONING General Plan Land Use Designation RH Existing Zone Density Allowed 20-30 Density Prqposed 17.35 Proposed Zone - Surrounding Zoning and Land Use: Zoning North PC South RD-M East PC West RD-M Land Use Vacant Vacant SFD Vacant PUBLIC FACILITIES School Distxict San Diequito and Encinitas Union Water District Costa Real Water District Sewer District Leucadia County Water District EDU's 17 EDU's allocated 8/28/79 Public Facilities Fee Agreement, dated May 30, 1980 (Other: ) ENVIRONMENTAL IMPACT ASSESSMENT _X Negative Declaration, issioed 8/21/80 Log No. E.I.R. Certified, dated 745 Other, 1( If aftfM.- Llie informat ,lon you liavo .submitted has been reviewed, it is doternn ned tliat f.urt.her in forma tion i.s required, you will be so advised. APPLICAtJT: Pullman Enterprises, Inc. Roger D. Anderson, Vice President_ Name (individual, partnership, joint venture, corporation, .syndication) 2554 UTrite Owl Drive, Olivenhain, CA 92024 Busjinoss Address AGENT: 753-8200 Teleptione Number Name Business Address MEMBERS: Telephone Number See attached list Name (individual, partne.r, joint venture, corx^oration, syndication) Home Address Business Address Telephone Number Telephone Number Name Home Address Business Address Telephone Num.ber Telephone Numbci*^ (Attach more sheets if necessary) I/W(? decliirc undcir jinna.l.ty of perjury that the information contained in tliis dis closure is true and cori'cct and tliat it \sill remain true and correct and may bo rolled upon as being true and correct until amended. Pullman En Lerpri .ses . Inc_' App] iciui.t .yj. '''' Aq'.-nl-, CKvTi.-r, I'ait iior PROPERTY H 1