HomeMy WebLinkAboutCT 99-01; Carlsbad Beach Estates; Tentative Map (CT) (16)."' tX
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City of Carlsbad
Planning Department
August 18, 1998
David Buckmaster
2171 El Camino Real, Suite 202
Oceanside, CA 92054
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SUBJECT: PRE 98-39 - CARLSBAD BEACH ESTATES
APN: 206-080-10/11/12
A preliminary review of your project was conducted on August 13, 1998. Listed
below are the issues raised by staff. Please note that the purpose of a preliminary
review is to provide you with direction and comments on the overall concept of
your project. The preliminary review does not represent an in-depth analysis of
your project. Additional issues of concern may be raised after your application is
submitted and processed for a more specific and detailed review.
Planning:
1. Required Entitlements: (1) Planned Unit Development (PUD) permit for the
detached single family homes, (2) Condominium Permit (CP) for the stacked flat
air space ownership attached units, (3) Carlsbad Tentative Tract Map (CT) for
the subdivision of land into PUD units and for the subdivision of air into Condo
units, (4) Site Development Plan (SDP) for processing the inclusionary affordable
housing units (two Second Dwelling Units); and, (5) Coastal Development Permit
(CDP) for the proposed coastal zone development. The Planning Commission
would act as the final decision-maker for this project and would consider all of
the above entitlements concurrently.
2. Land Use Compatibility: The issue of land use compatibility is critical for the
development of the subject infill properties. The site design needs to deliver the
project's density and development at a scale that fits into the context of the
neighborhood. To assess this aspect of the project, a formal submittal shall
include the following (most of these items should already be on the application
checklist): show all property lines, location and height of structures and parking
areas within 100 feet of all sides of the proposed project. Adjacent structure
information should note one vs. two story structures; and single family vs.
duplex vs. multi-family. Existing large trees within the 100 foot perimeter radius
should also be noted as well as all on-site structures and trees with a note
describing their removal or relocation. The site appears to be dominated by
buildings or concrete except for the thin setback margins. Achieving land use
2075 La Palmas Dr. • Carlsbad, CA 92OO9-1576 • (76O) 438-1161 • FAX (760) 438-O894
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AUGUST 18, 1998
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compatibility may need to assess these factors. Section 21.45.072(b) is
designed to empower the Planning Commission to ensure compatibility.
3. Affordable Housing Compliance: Since the project proposes seven or more
dwelling units, it is required to construct affordable housing units (Section
21.85.040(a) of the zoning ordinance). Proposing 16 market rate units yields
2.4 affordable units based on the requirement that 15% of a project's base units
be affordable (Section 21.85.090). Dealing with the fractional affordable
housing requirement (.4) is outlined in section 21.85.040(c). The two
affordable housing dwelling units may be provided as Second Dwelling Units for
two of the four detached single family units located off of Chinquapin Street.
Review section 21.10.015 and 21.45.090(p) for Second Dwelling Unit (SDU)
provisions. The project's SDP would be conditioned to have an Affordable
Housing Agreement approved prior to building permit issuance which secures
the construction of the two SDU's. After approval of the Affordable Housing
Agreement, the administrative permits for SDU's would have to be processed.
The Affordable Housing Agreement will also address the fractional inclusionary
requirement.
4. Planned Development Ordinance Compliance: Review all aspects of 21.45
(Planned Development Ordinance) including 21.45.090 which addresses
development standards:
a) Density: The proposed density of 1 5 dwelling units per acre (18 du's on 1.2
acres) consists of 16 market rate units plus two second dwelling units) and
is within the allowable density for the project site given the RMH and RH
General Plan designations that currently cover the three parcels that comprise
the subject site. Per this section of the code, the existing parcel that
contains the RMH designation can not be developed with a density exceeding
the RMH range as part of the overall Planned Development project.
b) Setbacks: The proposed street side setback of 20 feet off of Chinquapin is
in compliance with the code. The proposed 5 and 10 foot side and rear yard
setbacks are the minimum setbacks required by the code; however, in the
context of a Planned Development project on an infill lot in the beach area
with discretionary review and entitlements involved, the minimum setback
requirements may not be adequate to achieve a supportable balance between
the intensity of on-site development and land use compatibility (see comment
#2 above).
c) Resident Parking: The proposal for 16 non-studio market rate dwelling units
requires 32 covered parking spaces @ 2 per unit. Parking space dimension
requirements are contained in Chapter 21.44 of the zoning ordinance. See
Engineering comments for additional guidance. Review SDU provisions
referenced above for parking the Second Dwelling Units.
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d) Visitor Parking: The project generates a visitor parking requirement of 7
spaces of which 55% (3) may be compact size (21.82.060(b)(2)). Compact
spaces are regulated by 21.44.110 of the code. No vehicle parking or
parking overhang will be supported in required setback areas.
e) Building setbacks from open parking areas shall not be less than five feet.
f) Screening of open parking areas from the public right of way will be a project
objective.
g) Recreational Space: A requirement of 200 square feet per unit yields a total
recreation requirement of 3600 square feet for this 18 unit project. The two
affordable housing units (two SDU's) are part of this calculation. Both
common active and private passive amenities are required. A project
submittal shall demonstrate compliance with section 21.45.090(g)(1-10).
h) Private street widths are proposed at 30 feet with no guest parking allowed.
See Engineering comments for street related comments.
i) Lighting: A formal project submittal should include a detailed lighting plan
showing heights, locations, illumination intensities, fixture styles and shall be
designed to not impact adjacent properties.
j) Utilities: Each unit requires a separate utility system. Show utility
equipment locations to prevent future conflicts with landscaping, fences,
buildings, etc.
k) RV storage: The requirement of 20 square feet per unit (18 units) yields a
total requirement of 360 square feet; 300 square feet is shown. In addition,
vehicle parking/storage will not be supported in setback areas. A formal
submittal will need to show compliance with all aspects of 21.45.090(k)(1-
2).
I) Storage Space: Show compliance with the requirement of 480 cubic feet of
storage space per unit by providing a typical detail of the storage areas,
located in the underground parking structure, showing height, width and
length dimensions.
m) Refuse Areas: Prior to a formal submittal, the applicant should review the
refuse provisions with Coast Waste Management and incorporate their
comments. See Refuse Bin Standard (GS-7) from Engineering Department.
n) Antennas: If a master antenna or cable hook-up is proposed, indicate its
location and dimensions. Failure to incorporate this aspect of the project into
its design may restrict how and where it may be placed onto the project
retroactively in the future.
o) Planned Unit Development Lots: This section of the code needs to be
reviewed in conjunction with the definition of PUD lot as contained in section
21.04.256 of the code. It requires a 3500 square foot minimum lot size for
single family detached homes. Using these criteria, the four single family
detached units fronting Chinquapin must be located on 3500 square foot
minimum sized lots.
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p) Second Dwelling Units in PUD's: review this section of the code to ensure
compliance.
5. Building Height: The Beach Area Overlay Zone limits the height of all structures
to 30 feet/2 stories if a 3/12 minimum roof pitch is provided. Otherwise, 24
feet is the height limit. Since underground parking is proposed, use cross-
sections and grade information to show compliance with the height limit and
basement definitions (review sections 21.04.045/.065/.330/.370).
6. Lot Coverage: The maximum lot coverage per the site's RD-M zoning is 60%.
A formal submittal shall demonstrate compliance with this standard.
7. Grading: A grading concept was not submitted; see Engineering comments
regarding drainage.
8. Submittal Requirements: All of the necessary entitlements have corresponding
checklists to use in preparing your submittal. Note that a materials and color
samples board is required as a submittal item.
Engineering:
1. How will drainage flow from the lower graded areas for the townhouse garages
and guest parking areas? Will a pump be used? If so, a backup pump will be
required. The location of the drain outlet is critical. It must empty on to an
approved drainage course such as Chinquapin Avenue.
2. At each end of the underground parking aisles next to the walls, the parking
spaces must be 10 7z feet wide (two feet wider than the standard) to
accommodate for the opening of the doors and maneuvering in and out of the
parking space.
3. The compact parking space located next to the RV Parking space must have
space in which to back out. Provide a 5' pocket for backup. Also, a 5' distance
from the end of curb to the beginning of the standard parking space and
disabled parking space is required to accommodate vehicle backup.
4. We discourage placing the parallel guest parking space at the location proposed
as the ability to maneuver out of the space would be difficult. Please redesign
the space into a front loaded space.
5. Because the proposal consists of at least four PUD lots and another lot
consisting of 1 2 condominium units, process the entire project as one tentative
subdivision map establishing the largest parcel as a condominium complex. The
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PAGES
type of condominium project may be limited due to the underground
garage/storage area.
6. All of the curb transitions on the driveway approaches need to be located three
feet from their side property lines. The approach to the condominiums does not
comply with this requirement as the beginning of the curb transition extends
past the proposed side property line of the lot located at the northwest corner of
the property.
7. Street improvements do exist along the property's frontage. Any damage or
wear to the existing improvements at the time of project development may need
to be repaired at the direction of the City. No dedication of right-of-way is
necessary as Chinquapin Ave. is fully improved with an ultimate R.OW. of 50
feet.
8. The 20 foot distance on the driveway between the edge of sidewalk and the top
of ramp transition must fall at a 2% grade toward the street.
9. Based on a site visit, it appears that some vegetation along the side of the
property would interfere with the visibility of motorists exiting the site. Safe
site distance must be obtained on the property.
Please contact Eric Munoz at (760) 438-1161, extension 4441 if you have any
questions; or extension 4324 to discuss engineering comments with staff engineer
David Rick.
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"GARY E. WAYNE/
Assistant Planning Director
GEW:ENM: mh
c: Michael J. Holzmiller
Don Rideout
David Rick
Mike Smith
Bill Plummer
Bobbie Hoder
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