HomeMy WebLinkAboutCT 94-02; Pacific Pointe; Tentative Map (CT) (24)^- -. •'• -^
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City of Carlsbad
Planning Department
March 7, 1995
Susan Hargis-McQuade
Paul M. McQuade
306 Olive Avenue
Carlsbad, CA 92008
SUBJECT: CONCERNS REGARDING PACIFIC POINTS PROJECT
Dear Mr. and Mrs. McQuade:
Thank you for your letter of February 17, 199S regarding concerns about the Pacific Pointe Project (CT
94-02/PUD 94-01) located between Date and Olive Avenues east of Garfield Street The following is a
response to your inquiry.
1. Safety of Neighborhood
The North Beach Planning/Traffic Study addressed the need for emergency access in your
neighborhood. This study did not recommend a through connection between Date and Olive
Avenues. There are only two potential alternatives to provide through access from Olive to Date
Avenues. The first would be to construct an access road within the North County Transit District
right-of-way. This would place the access road approximately 20 feet away from the railroad
tracks. It is doubtful that NCTD and the Public Utilities Commission would allow such access
so close to an active rail line. The second option would be to construct an access road on the
Pacific Pointe project site. To condition die Pacific Pointe project to provide access for the
benefit of the general area may constitute a "taking" of private property. Reimbursement would
be required The condition would require a complete redesign of the project since the suggested
access would not meet Engineering requirements in its present design.
Mike Smith, Fire Marshall, has reviewed the project and determined that a roadway connection
between Dale, and Olive Avenues is not required. Such a connection is unwarranted as no
hazardous characteristics or land uses are located in the area. Further, although the Fire
Department believes that it is preferable to have two means of ingress and egress for emergency
response purposes, it considers cul-de-sac designs acceptable for emergency service providers in
residential settings. Cul-de-sac designs are considered acceptable in a residential neighborhood
because the likelihood of a large scale incident requiring evacuation is remote.
The Fire Department has some concern for die significant number of trees in die neighborhood
and die potential for their exposure to fires originating in structures. However, no changes are
recommended at this time, as it is not likely that such an occurrence would require evacuation of
residents.
2. Lot Elevation
The Pacific Pointe site, located east of your property, slopes gently from west to east The
respective topographic elevations are from 43 to 40 feet with die avenge being 41.5 feet The
proposed pad elevation on die Pacific Point project is 43.2 feet, making die avenge change in
2O75 Las Palmas Drive •Carlsbad, California 92OO9-1576 •(619) 438-1161
Pacific Pointe Project
March 7, 1995
Page 2
elevation 1.7 feet This places the proposed pad 1.3 feet below your property. This minor change
in elevation is necessary to drain the site to the street
3. Parking
Pursuant to Section 21.45.090(d)(l) (attached), visitor parking for this project is required at a ratio
of one parking space per each two dwelling units, for a total of three (3) parking spaces required
for this project Further, Section 21.82.060(b) of the Beach Area Overlay Zone requires that this
parking be provided off-street One off-street guest parking space will be provided on each lot
in a widened driveway, for a total of six (6) off-street guest parking spaces provided for this
project The guest parking on this project exceeds the required parking by three (3) spaces.
Parking space dimensions are 8 1/2' X 20' for standard spaces and 8* X 15' for compact spaces
The paved area in each front yard is 24-feet wide with driveway widths of 15.5 feet to 16 feet;
there is not a standard for driveway width.
4. Lot Sizes
The lots in the Pacific Pointe project range in size from 4,131 to 4,952 square feet In your
immediate block there are 16 lots. Of these 16 lots, 8 have lot areas of less than 7,500 square feet
(a standard R-2 lot is 7,500 sq. ft in size), with the smallest lots having a lot area of
approximately 3,210 square feet
The immediate neighborhood already consists of multiple family, duplex and single family units.
This neighborhood is zone R-2 and all of the existing lots (including lots with less than 7,500
square feet of area) would be able to construct duplexes under City ordinances. The approved
Pacific Pointe subdivision is limited to one unit on each lot The Pacific Pointe project is
consistent with the Beach Area Land Use Study, which down-zoned this area from RD-M to R-2
zoning, and is consistent with the Carlsbad General Plan. Based on the above, staff believes that
the proposed project is compatible with the surrounding area.
If you have further questions, please feel free to contact me at (619) 438-1161, extension 4447.
Sincerely,
4—
TERESA A. WOODS
Associate Planner
c: City Manager
Planning Director
Assistant Planning Director
Adrienne Landers
Data Entry
File
21.82.010
Chapter 21.82
BEACH AREA OVERLAY (BAO)
ZONES
Sections:
21.82.010 Intent and purpose.
21.82.020 Application.
21.82.030 Permitted QMS.
21.82.040 Site development plan required.
21.82.050 BoiJdinf height
21.82.060 Parting.
21.82.070 Dwelling onits per lot
21.82.080 Approved projects.
21.82.010 Intent and purpose.
The intent and purpose of the beach area overlay
(BAO) zone is to supplement the underlying resi-
dential zoning by providing additional regulations
for development within designated beach areas to:
(1) Ensure that development will be compatible
with surrounding developments, both existing and
proposed, in the beach area;
(2) Provide for adequate parking as needed by
residential projects;
(3) Ensure that adequate public facilities will
exist to serve the beach area;
(4) Protect the unique mix of residential develop-
ment and aesthetic quality of the area. (Ord. 9764
§ 1 (part), 1985)
2L82.020 Application.
The beach area overlay zone shall apply to any
residentially zoaadproperty within the area bounded
by the ATASF Railroad right-of-way to the east, the
Pacific Ocean co the west, Buena Vista Lagoon to
the north and Agna Hedknda Lagoon to the south.
(Ord. 9764 f 1 (part), 1985)
21.82.030 Permitted uses.
In the beach area overlay zone, any principal use,
accessory use, transitional use or conditional use
permitted in the underlying zone is permitted subject
to the same conditions and restrictions applicable in
such underlying zone and to all of the requirements
of this chapter. (Ord. 9764 § 1 (pan), 1985)
21.82.040 Site development plan required.
No building permit or other entitlement shall be
issued for any use in the beach area overlay zone
unless there is a valid site development plan ap-
proved for the property processed pursuant to Sec-
tion 21.06 (Q-Overlay Zone) of this code. When a
development requires a conditional use permit or is
processed pursuant to Chapter 21.45 of this code, a
site development plan is not required unless the
planned development is for four or less units in
which case a site development plan shall be pro-
cessed. Further, a site development plan is not re-
quired for the construction, reconstruction, alteration
or enlargement of a single-family residential dwell-
ing on a residentially zoned lot (Ord. 9764 § 1
(part), 1985)
21.82,050 Building height
No newly constructed, reconstructed, altered or
enlarged residential structure within the beach area
overlay zone shall exceed thirty feet and two stones
if a minimum 3/12 roof pitch is provided or twenty-
four feet and two stories if less than a 3/12 roof
pitch is provided. Building height shall be measured
as defined m Section 21.04.065 of this tide. Covered
parking areas and basements shall not be considered
a story. In the case of covered parking, or under-
ground parking as defined in Section 21.04.370 of
this title, or basements as defined in Section
21.04.045 of this title, building height shall be mea-
sured from the existing grade. (Ord. NS-180 § 26,
1991: Ord. 9764 § 1 (part), 1985)
2L82.0M Parking.
(a) Resident Parking. All dwelling units shall
have at tent two full-sized residential parking spac-
es, one of which must be covered, except for studio
units, which shall have a ratio of 1.5 parking spaces
par unit, for which one space per unit shall be cov-
ered. In cases where a fractional parking space is
required, the required number of spaces shall be
rounded to the nearest, highest whole number.
791 ti-*n
21.81060
(b) Visitor Puking.
(1) Visitor parking shall be provided as follows:
Number
of Units
10 dwelling
units or less
Greater than
10 dwelling
units
Amount of Visitor
Parking
1 space for each 2 dwelling
units or fraction thereof.
5 spaces for the first 10 units,
plus 1 space for each 4 dwell*
ing units above 10 or fraction
thereof.
Twenty percent of the visitor parking spaces may
be provided as tandem parking if the garages are set
back at least twenty feet from the front property
line, or in the case where no individual property
lines are present, then at least twenty feet from the
edge of the street pavement or sidewalk, whichever
is closest to the structure;
(2) Up to fifty-five percent of the visitor parking
may be provided as compact spaces (eight feet by
fifteen feet);
(3) No credit will be given for on-street parking
to satisfy any of the parking requirements above.
(c) Building setbacks from open parking areas
shall not be less than five feet
(d) Screening of Parking Areas. All open parking
areas consisting of five or more spaces shall be
screened from adjacent residences and public rights-
of-way by either a view obscuring wall or landscap-
ing subject to the approval of the land use planning
manager. (Ord. 9764 | 1 (part), 1985)
2LSX070 DwtJsBf nits per lot,
(a) Unless a lower r***4*"*4*' density is estab-
lished by the underlying zoning, the number of
residential dwelling units permitted on a lot shall be
as follows:
(1) For property which has a general plan desig-
nation of RLM residential low-medium density, the
residential density shall be 1.0 to 4.0 dwelling units
per acre.
(2) For property which has a general plan desig-
nation of RM residential medium density, the resi-
dential density shall be 4.1 to 9.0 dwelling units per
acre.
(3) For property which has a general plan desig-
nation of RMH residential medium-high density, the
residential density shall be 9.1 to 15.0 dwelling
units per acre.
(4) For property which has a general plan desig-
nation of RH residential high density, the residential
density shall be 15.1 to 23.0 dwelling units per acre.
(b) Whenever density is established in terms of
ranges, the density for a project shall be the lowest
density established by the range unless the planning
commission or the city council, whichever is the
final deciskramaking body for a project, finds that
a greater density within the range is justified under
the provisions of the general plan. (Ord. 9764 § 1
(part), 1985)
2L82.080 Approved projects.
This chapter shall not apply to projects having re-
ceived final discretionary approval, pursuant to
Titles 20 and 21 both, from the city of Carlsbad
prior to June 26, 1985. If projects exempted above
have not commenced construction and made sub-
stantial progress towards completion by June 26,
1987, then this chapter shall apply to those projects
at that time. (Ord. 9764 § 1 (part), 1985)
792