HomeMy WebLinkAboutHDP 89-23; St. Tropez West; Hillside Development Permit (HDP) (2)/ - o 3 • -
City of Carlsbad
Planning Department
July 2, 1989
Charlie Rowe
PO Box 142
Carlsbad, CA 92008
SUBJECT:
Report
CT 89-10/PUD. 89-2/HDP 89-23/V 88-3 - ST. TROPEZ Preliminary Staff
The preliminary staff report for the above referenced project will be available
for you to pick up on Friday, July 7, 1989, after 8 a.m. This preliminary report
will be discussed by staff at the Development Coordinating Committee (D.C.C.)
meeting which will be held on Monday, July 10, 1989. A twenty (20) minute
appointment has been set aside for you at 9:30 a.m. If you have any questions
concerning your project, you should attend the D.C.C. meeting.
It is necessary that you bring your required unmounted colored exhibit(s) with
you to this meeting in order for your project to go forward to the Planning
Commission. If you do not plan to attend this meeting, please make arrangements
to have your colored exhibit(s) here by the scheduled time above.
If you need additional
Planning Department at
CITY OF CARLSBAD
information
438-1161.
concerning this matter, please contact the
MICHAEL J. HOLZMILLER
Planning Director
By:
Planning Department
DN:MJH\lh
2O75 Las Palmas Drive • Carlsbad, California 92OO9-4859 • (619) 438-1161
City of Carlsbad
w& HI^^^^^HHVl>tWBMWHn!9nMV™^HB^^HMW^HMB^BHMHPlannlnci Department
June 26, 1989
Charles Rowe
California Builders
PO Box 142
Carlsbad, CA 92008
SUBJECT: REVISED PLANS FOR THE ST. TROPEZ WEST PROJECT APPLICATION NOS:
PUD 89-02/CT 89-10/HDP 89-23/V 88-03.
Dear Mr. Rowe,
The St. Tropez West project has been scheduled for the July 19, 1989 Planning
Commission meeting. In order for the project to remain on schedule the following
items must be submitted by June 29, 1989:
1. 15 copies of the plan with revisions as noted below:
a. Include 600 foot radius map sheet from original set.
b. Number the Preliminary Landscape Plan sheet.
2. Provide an 8 1/2 x 11 inch copy of the site plan and building
elevations that can be used to make legible copies from.
If the requested items are not received by the above specified date, the project
will be removed from the agenda and rescheduled for a future meeting. Please
do not hesitate to contact me should you have any questions.
Sincerely,
DON NEU
Associate Planner
c: Eric Fatiadi
740 13th St. - Ste 407
San Diego, CA 92101
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sttropez.ltr
2O75 Las Palmas Drive • Carlsbad, California 92OO9-4859 • (619) 438-1161
City of Carlsbad** pppiu-i.Ennii.ui- Riai mijuuiiiiui
June 22, 1989
Charles Rowe
Cal ifornia Builders
P.O. Box 142
Carlsbad, CA 92008
This is to inform you that the items previously requested lo make your Planned
Unit Development, Tentative Tract, Hillside Development Permit, and Variance,
application nos. PUD 89-2/CT 89-10/HDP 89-23/V 88-3, complete have boon received
and reviewed by the Planning Department. It has been determined that the
application is now complete for processing. Although the initial processing of
your application may have already begun, the technical acceptance date is
acknowledged by the date of this communication.
Please note that although the application is now considered complete, there may
be issues that could be discovered during project review and/or environmental
review. Any issues should be resolved prior to scheduling the project for public
hearing. In addition, the City may request, in the course of processing the
application, that you clarify, amplify, correct, or otherwise supplement the
information required for this application.
The Planning Department will begin processing your application, as of the date
of this communication. Please contact Don Neil, at (619) 438-1161, if you have
questions or wish additional information.
Sincerely,
MICHAEL J. HOLZMILLER
Planning Director
MJH:DN/af
cc: Charles Grimm
Erin Letsch
Bob Wojcik
John/Crystal
2O75 Las Palmas LJiive • Carlsbad. California <?:>( M><> -1 M!.'> - (c,|<i) .I:<M
Cafifozuta 3uiCdez&
P.O. Box 142
Carlsbad, California 92008
(619)434-3125 • FAX (61 9) 729-771 7
May 18, 1989 RECEIVED
JUN G1939Mr. Don Neu, Assistant Planner
City of Carlsbad r»iTv /M? *•»*«,Planning Department WIY OF CARLSBAD
2075 Las Palmas Drive DEVELOP. PROC. SERV. DIV.
Carlsbad, CA 92009-4859
REF. NO. PUD - 89-02/CT 89-10/HDP 89-23/V 88-3
Dear Don:
This letter is in response to our meeting of this date
and is in reply to your request to address the following
Items.
ISSUES OF CONCERN Page 1
Planning
Item No. 11
We request that your requirement for side yard setbacks
be reduced from ten (10) feet to six (6) feet. Our
north and south property lines show a ten foot set
back. This ten foot setback is from the front property
line toward the ocean, approximately forty eight feet.
It then changes to six feet. In measuring other property
line set backs along the Westerly side of Ocean Street,
all properties except for two, have more than five
feet of set back.
The Best Western Motel has only five feet as do a number
of new projects finalized in 1988 and 1989. There
are numerous properties with less than five feet of
setbacks.
Item No. 13
A new Site Development Plan will not be required as
we believe it is imperative to have six units to proceed
with this project.
Mr. Don Neu
City of Carlsbad Planning Dept.
May 18, 1989
Page Two of Three
ISSUES OF CONCERN Page 2
•Planning
Item No. 2
The building was designed by a qualified registered
architect. The properties to the north and the south
of our project extend westerly to maximize their views.
Our project extends westerly to maximize our view also.
We are within the site line setbacks for both our
building and decks as required by the California Coastal
Commission.
In our opinion, the building to the South of our property
is much more architecturally and aesthetically pleasing
than the building to the North which is boxy and
unappealing.
In addition, by stacking our units vertically, each
floor has virtually the same view, more privacy as
top units do not look down on neighbors' patios, and
square footage is approximately the same.
We believe our design, which breaks the front line
at the middle and recesses the north and south corners,
along with extensive brick veneer, is much more pleasing
than the projects to the North and to the South.
Planning
Item Nos. 5 and 9
As our property is only 110' wide, a driveway serving
underground parking would be difficult , if not
impossible to design. Our major concern would be the
angle of the driveway.
Tandem parking was allowed on a recent project at 2599,
2601, 2603 Ocean St. Their garages have three openings.
Each door serves two parking spaces which are tandem.
The total width of this garage is thirty feet (outside
measurement). In addition, they have guest parking
which is adjacent to their garage. Their property
line to garage is less than ten feet.
Mr. Don Neu
City of Carlsbad Planning Dept.
May 18, 1989
Page Three of Three
Another project which was recently completed in 1989
is 2679 Ocean St. (Two condo units). They have a
three car garage which is a total of thirty feet wide
(outside measurement). Their guest parking is adjacent
to their garage . It is ten feet from their garage
to property line. In addition, their side yard setbacks
go from ten feet (parking space) to five feet.
A project still under construction at 2751 Ocean St.
has side by side double garages. The total clearance
from wall to wall (inside) is only 18'9".
I would like to point out that there are four (4)
existing older apartments on one of our lots. At this
time there is not one parking space provided on site.
Our project requires fifteen parking spaces and we
are providing sixteen.
Planning
Item No. 7
We request that a wave study and geotechnical report
be waived until our project is approved. As discussed
with you, this can be done at a later date under
Conditions of Approval.
Engineering, Page 3
Item No. 2
Upon approval of our Civil Drawings (Improvement &
Grading) appropriate pemits would be issued for both
grading and hauling. I don't foresee any undue problems
as the commercial project one block East of us (Village
Faire) exported both trash and dirt far exceeding our
requirements.
I have worked with the California Coastal Commission
on a number of beach front projects and do not anticipate
problems. All they require is adequate notice of intent,
and exclude working during the summer months of June,
July and August.
Please contact me for further discussion or
clarification.
Charles F. Rowe
cc: Michael Holzmiller
JUSTIFICATION FOR VARIANCE
By law a Variance' may be approved only if certain facts are found to exist.
Please read these requirements carefully and explain how the proposed project
meets each of these facts. Use additional sheets if necessary.
1) Explain why there are exceptional or extraordinary circumstances or
conditions applicable to the property or to the intended use that do not apply
generally to the other property or class of use in the same vicinity and zone:
All the property located on the West side of De-pan st-rpp>oviard
the beach. We all have the same exceptional or extraordinary circumstances
/ Requesting 10' sideyard setback be reduced to 6'.Designated
tandem parking with interior of garages 10' clear space.3 Building setbacks from
open parking be reduced to Q'.
See examples of existing conditions below.
2) Explain why such variance is necessary for the preservation and enjoyment
of a substantial property right possessed by other property in the same vicinity
and zone but which is denied to the property in question:
* 1. 2459 Ocean St . Three (3) unit condo 75' frontage, 5' side setback, guest parking
adjacent to garage. '
2. Beach Terrace Inn (Best Western)235'frontage, 5' side setbacks
3. 2955 Ocean St. (Sea Slope) 21 unit condo, 225' frontage, 10' side set back
* 4. 2599,2601, 2603 Ocean St. Three (3) unit condo, garage is tandem parking for
six cars. Three door openings. Guest parking adjacent to garage.
See attached sheet (continued) *•
3) Explain why the granting of such varia'nce*-will not be materially detrimental
to the public welfare or injurious to the property or improvements in such
vicinity and zone in which the property is located:
ThprQ a.-0 ^^^f^, Fo.ir (4) older rental units on the property. The existing
building is a two (2) story structure with a storage area under the building.
There is currently no on-site parking. The new project requires fifteen (15)
parking spaces and sixteen (16) would be provided on site. By providing a project
with all parking on site, we feel that this is not detrimental to the Public
Welfare or injurious to the property or improvements.
4) Explain why the granting of such variance will not adversely affect the
comprehensive plan:
The West side of Ocean St. creates a unique set of circumstances not found anywhere,
else in our city. Virtually every property owner has the same conditions described
above . Similar projects have been approved in the past. Future projects will
require same. In our opinion, granting such variances would not adversely affect
JUSTIFICATION FOR VARIANCE
ATTACHMENT 1
2. Continued
* 5. 2679 Ocean St. Two (2) units, three car garage with guest parking
adjacent to each side of garage.
6. 2977 Ocean St. 75' frontage, 5' side yard setback
7. 3053 Ocean St. 75' frontage, 5' sideyard setback
8T* 8. 3083 & 303^ Ocean St. Two (2) condos, 70' frontage, 5' sideyard
setback.
* Additional five (5) feet not provided from garage
to parking space.
City of Carlsbad
Planning Department
May 3, 1989
Charles Rowe
California Builders
P.O. Box 142
Carlsbad, CA 92008
SUBJECT: Planned Unit Development 89-02, Tentative Tract 89-10, Hillside
Development Permit 89-23, and Variance 88-3
Thank you for applying for Land Use Permits in the City of Carlsbad. The
Planning Department has reviewed your Planned Unit Development, Tentative Tract,
Hillside Development Permit and Variance, application nos. PUD 89-02/CT 89-10/HDP
89-23 and V 88-3, as to its completeness for processing.
The application is incomplete, as submitted. Attached are two lists. The first
list is information which must be provided to complete your application. The
second list is issues of concern to staff. To help speed processing of the
application, it is suggested that all required information on the lists be
submitted at one time, as no processing of your application can occur until the
application is determined to be complete. When all required materials are
submitted the City has 30 days to make this determination. In addition, please
note that you have six months from the date the application was initially filed,
April 5, 1989, to either re-submit the application or submit the required
information. Failure to resubmit the application or to submit the materials
necessary to determine your application complete shall be deemed to constitute
withdrawal of the application. If an application is withdrawn or deemed
withdrawn, a new application must be submitted.
Please contact your staff planner, Don Neu, at (619) 438-1161, if
questions or wish to set up a meeting to discuss the application.
MICHAEL J. HOLZMILLER/^
Planning Director
MJH:DN/af
Enclosure
cc: Charles Grimm
Mark Granich
Erin Let?'1
2075 I
LIST OF ITEMS NEEDED
TO COMPLETE APPLICATION:
No. PUD 89-02/CT 89-10/HDP 89-23/V 88-3
PLANNING:
1. The project data section of the site plan should be revised to indicate
that the existing use is a 4 unit multiple family residential structure
and the proposed use is 6 condominium units.
2. On the title page, provide the area in square feet for the following:
A. Building coverage
B. Landscape coverage
C. Balconies
D. Hardscape
E. Open/recreational space
F. Each individual unit
3. Clearly show and label the 100 year flood line for the before and after
conditions of the project. Refer to FEMA Community Panel Number
0602850004D.
4. Label the location, height, and materials of walls and fences. Specify
the height of retaining walls on both the site plan and building
elevations.
5. Provide details and information for the proposed seawall including:
A. Height and where it is measured from
B. Width
C. Color
E. Texture
F. Location in relation to property line including any proposed rock.
6. Label the location of wheel stops.
7. Label each room on the floor plans.
8. On the .preliminary landscape plan indicate landscape maintenance
responsibility (private or common) for all areas.
9. Indicate the location and type of any proposed exterior lights.
10. Indicate the datum and source of topographic data used in the slope
analysis and slope profiles.
11. If the building design will not be modified the proposed height variance
application shall be revised to also include a variance request for the
rear and side setbacks. A letter will need to be submitted requesting the
variance be expanded to include the setbacks along with an additional
justification for variance form.
12. Indicate the location of the exterior property lines on the front and rear
building elevations.
13. A Site Development Plan application will be required pursuant to the Beach
Area Overlay Zone if the project is redesigned to consist of four or less
units.
ENGINEERING:
1. Need to show an additional 5 ft. dedication along Ocean Street.
2. Need to show existing street light, fire hydrant and proposed sewer and
water laterals.
3. Need to show your proposed contours and state your import amount.
4. Need to provide some spot elevations to clarify your proposed drainage.
5. Need to submit an up-dated title report (ownership).
6. Need to calculate your "Volume of Hillside Grading".
ISSUES OF CONCERN
PLANNING:
1. The project exceeds the maximum density allowed for the property by the
General Plan and Zoning Ordinance. A total of 6 units are proposed while
a maximum of 4 units could be allowed under the General Plan and Zoning
Ordinance.
2. The building does not step down the slope as is the intent of the Hillside
Development Regulations. This results in a building with a large mass and
strong vertical appearance as viewed from the beach level.
3. The project exceeds the acceptable amount of grading per the Hillside
Development Regulations. The amount of grading proposed falls into the
relatively unacceptable range of the Hillside Development Regulations.
This is primarily due to the amount of fill proposed.
4. The proposed seawall, building, and decks violate the stringline setbacks
required by the Coastal Plan. In addition the building encroaches into
the side yard setbacks.
5. Tandem parking is not permitted. Also, proposed garages are not wide
enough as the Zoning Ordinance requires minimum interior dimensions of 12
feet by 20 feet.
6. Building height. While there does appear to be some justification for a
height variance due to the slope of the property, the building height near
the center and western portion of the site is excessive as a result of the
amount of fill proposed and the design not stepping the building down the
slope.
7. A wave study and a geotechnical report are needed to support the proposed
seawall design. The geotechnical report should express a professional
opinion as to whether the project can be designed or located so that it
will neither be subject to nor contribute to significant geologic
instability throughout the lifespan of the project.
8. Screening of visitor parking areas immediately adjacent to residential
uses requires a view obscuring wall or landscaping.
9. The Zoning Ordinance requires that building setbacks from open parking
areas shall not be less than 5 feet.
10. Height of retaining walls.
11. The Planned Development Standards require the provision of common active
and passive recreational facilities. The minimum area requirements appear
to be satisfied, although the required facilities are not provided.
Consult Zoning Ordinance Section 21.45.090(g)(3) and (4) for the acceptable
types of facilities.
ENGINEERING:
1. Your project may require a private sewer pump into the Ocean Street sewer.
2. The construction of your project, as proposed is going to require select
fill (per your soils report). We have concerns about staging and hauling
operations in regards to both Ocean Street and also any use of the beach
area (would require permission from state beaches and also Coastal
Commission).
3. Also, attached is a redlined check print of the site plan. Please return
the redlined print with the corrected site plans to assist us in our
continued review.