HomeMy WebLinkAboutCT 93-10; Seapointe Resort; Tentative Map (CT) (3)City of Carlsbad
Planning Department
February 1, 1994
Mike Howes
Hofrnan Planning Associates
2386 Faraday Avenue Suite 120
Carlsbad, CA 92008
SUBJECT: CT 93-10 SEAPOINTE RESORT - BASEMENT AND BUILDING HEIGHT
Dear Mike:
In response to our telephone conversation regarding "Basement" and "Building Height" the
following is a summation of definitions and comments on the proposed Seapointe Resort.
Basement
When the lowest level of a building is 50% or more below "existing" grade (the ground
level elevation which existed on or before August 1, 1991) it can be defined as a basement
21.04.045). As shown on the preliminary design plans dated January 26, 1994, the garage
level of the Seapointe Resort is not 50% below existing grade and can not be considered
a basement. The garage level can qualify as a basement if the finished grade is at 54 feet.
Level
A "level" (21.04.020) is an occupied or usable horizontal and vertical space of a structure.
A "story" (21 .04.330) means that portion of a building included between the surface of any
floor and the surface of the floor next above it. Underground parking and basements are
not considered a story (or level).
Building Height
The C-T (Commercial Tourist) Zone states that no building shall exceed a height of thirty
five (35) feet or three (3) levels. Building height (21.04.065) is measured from either
finished or "existing" grade, whichever is lower, to the highest point of the building directly
above.
As you know, paragraph (2) of section 21.04.065 allows for the measurement of building
height to be made from finished grade approved by a discretionary action. However, the
intent of the provision is to establish a reasonable baseline for the purpose of measuring
height when there are extremes in the natural topography which make compliance with
the height limit an impossibility. In the case of Seapointe Resort, the allowance may be
used to establish finished grade as the garage floor where existing grade is lower (see the
northeastern corner of the building).
2O75 Las Palmas Drive • Carlsbad, California 92OO9-1576 • (619)438-1161
Mike Howes
February 1, 1994
Page 2
Summary
If the parking garage of Seapointe Resorts can be defined as a basement, then three levels
of units are allowed by code above the garage. However the building is still subject to a
maximum height of 35 feet or 45 feet through a Site Development Plan approved by the
City Council (21.29.060). Building height is measured from existing grade, excluding the
area below existing grade in the case of a basement or underground parking
[21.04.065(3)].
I hope that this letter will help to clarify the establishment of building height. If you
should have any questions, please call me at 438-1161 extension 4448.
Sincerely,
CHRISTER WESTMAN
Associate Planner
c: Michael Holzmiller
Gary Wayne
Tim Stripe
George O'Day
CW:lh
CT9310.001