HomeMy WebLinkAbout2016-03-16; Planning Commission; ; CT 15-06/RP 15-07 - THE WAVE
The City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
Item No.
Application complete date: December 22, 2015
P.C. AGENDA OF: March 16, 2016 Project Planner: Greg Fisher
Project Engineer: Steve Bobbett
SUBJECT: CT 15-06/RP 15-07 – THE WAVE – Request for a recommendation of approval of a
Tentative Tract Map and Major Review Permit to allow for the demolition of all
structures onsite and the construction of a four-story mixed-use building consisting of 8
residential units, 13 timeshare units, 781 square feet of commercial space and a two
level enclosed parking garage situated on a 0.249-acre project site located at 2646 State
Street within District 4 – Residential Support Area of the Village Review (VR) Zone and
Local Facilities Management Zone 1. The project qualifies as a CEQA Guidelines Section
15332 (In-Fill Development Projects) Class 32 Categorical Exemption.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7152 RECOMMENDING
APPROVAL of Tentative Tract Map CT 15-06 and Major Village Review Permit RP 15-07 to the City
Council based on the findings and subject to the conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
Project Site/Setting:
The 0.249-acre project site is generally located on the east side of State Street between Beech Avenue
and Laguna Drive. More specifically, the property is addressed as 2646 State Street. The project site is
located within Land Use District 4 – Residential Support Area of the Village Master Plan and is located
outside of the Coastal Zone. Topographically, the site is generally flat with little variation in height
between the front and rear property lines.
The property is currently developed with a residential structure and detached accessory shed. Table 1
below identifies the General Plan designations, zoning and current land uses of the project site and
surrounding properties.
TABLE 1 – SURROUNDING LAND USES
Location General Plan Zoning Current Land Use
Site Village (V) Village Review (V-R) Single Family Residence with Shed
North Village (V) Village Review (V-R) RV Park
South Village (V) Village Review (V-R) Commercial building (unknown use)
East Village (V) Village Review (V-R) Office building (property management)
West Village (V) Village Review (V-R) Commercial buildings (home furnishings, hair salon)
Project Proposal:
In general, the project applicant is requesting approval of a Tentative Tract Map (CT) and Major Village
Review Permit (RP) to demolish all existing structures located on the property and to construct in place a
3
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18,355 square foot four-story mixed-use building consisting of 8 residential units (seven market rate
condominiums and one affordable apartment unit), 13 timeshare units, and one (1) ground floor
commercial unit (781 square feet). The project also includes construction of an enclosed two level
parking garage. The upper level (at-grade) parking garage will have 16 parking spaces while the lower
subterranean level parking garage will have 18 parking spaces for a total of 34 on-site parking spaces.
Access to the lower level parking garage is accommodated by a hydraulic car lift system which is an
elevator for cars. The project is meeting all of their required parking needs onsite and is satisfying its
inclusionary housing obligation onsite through the construction of one (1) affordable one-bedroom unit.
The proposed density of this project is 32.1 dwelling units per acre and will generate 200 average daily
traffic trips. Grading for the proposed project includes 3,400 cubic yards of cut and no fill. As a result, a
total of 3,400 cubic yards of material is proposed to be exported.
In addition to the 781 square feet of commercial space fronting State Street and 16 at grade on-site
parking spaces; development of the ground floor uses will also include a separate lobby area with stairs
and elevator access to the residential and timeshare units above; timeshare office, bathroom, trash and
recycle enclosure and staircase. Frontage improvements along State Street include new street trees in
planting wells and raised planters. The proposed commercial space will more than likely accommodate
a single tenant opportunity. The commercial tenant will potentially be a lifestyle type tenant that
focuses on fitness, health and sports type products or services.
Aside from the recreational amenity in the form of a jacuzzi located on the second floor terrace, the
three upper floors (i.e., 2nd, 3rd, and 4th floors) more or less mimic the other in orientation, design and
use and are oriented one atop the other. Each of the 21 residential and timeshare units include a
minimum of one deck while many units have either two or three decks. Table 2 below provides a unit
summary of each of the upper floors:
Table 2 – UNIT SUMMARY
Floor Level Use No. of Units No. of Bedrooms Living Area
2nd Residential 2 2 bedroom 959 sq. ft. to 964 sq. ft.
Timeshare 2 1 bedroom 659 sq. ft. to 664 sq. ft.
Timeshare 2 2 bedroom 878 sq. ft. to 967 sq. ft.
Affordable 1 1 bedroom 639 sq. ft.
3rd Residential 2 2 bedroom 959 sq. ft. to 964 sq. ft.
Timeshare 3 1 bedroom 639 sq. ft. to 664 sq. ft.
Timeshare 2 2 bedroom 878 sq. ft. to 967 sq. ft.
4th Residential 2 2 bedroom 959 sq. ft. to 964 sq. ft.
Residential 1 1 bedroom 639 sq. ft.
Timeshare 2 2 bedroom 878 sq. ft. to 967 sq. ft.
Timeshare 2 1 bedroom 659 sq. ft. to 664 sq. ft.
The proposed architectural design is characterized as coastal contemporary and utilizes form, materials
and colors to reinforce this theme. The entire lower floor of the proposed building incorporates two (2)
types of natural stone including decorative ledge stone banding contrasted by enhanced planter
landscaping to provide a rich pedestrian experience along the streetscapes. To provide pedestrian scale,
the massing of the three upper floors has been stepped back; and to enliven the street scene below,
private balconies and decks have been added for residents and timeshare occupants. Material changes
and clearly defined offsets are utilized to break the building into smaller vertical units so as to be
consistent with the village character. Such material changes include natural stone; ledge stone banding,
horizontal composite paneling; multiple stucco colors; colored tinted glazing, decorative metal trim, and
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undulating metal canopies. Tower elements with decorative metal outriggers have been added at each
corner of the building.
A Tentative Tract Map (CT) is required for the 22 airspace condominium units consisting of 8 residential
units (one of which is affordable), 13 timeshare units, and one (1) ground floor commercial unit (781
square feet). The Major Review Permit (RP) is required for new construction of a building within the
Village Area that has a building permit valuation greater than $150,000. Both permits require a Planning
Commission recommendation and City Council approval.
III. ANALYSIS
The proposed project is subject to the following ordinances, standards, and policies:
A. Village (V) General Plan Land Use designation;
B. Village Review (V-R) Zone (C.M.C. Chapter 21.35), Land Use District 4 – Residential Support Area
(Village Master Plan and Design Manual);
C. Inclusionary Housing Ordinance (C.M.C. Chapter 21.85);
D. Subdivision Ordinance (C.M.C. Title 20); and
E. Growth Management Ordinance (C.M.C. Chapter 21.90), Local Facilities Management Plan Zone 1.
A. Village (V) General Plan Land Use Designation
The subject property has a General Plan Land Use designation of Village (V). As discussed in the Village
Master Plan, properties within the Village Area do not have an assigned residential density as it relates
to Growth Management Plan compliance. Therefore, the minimum and maximum densities for
residential development are established in the Village Master Plan. For mixed use projects, the
minimum density is calculated based on 50% of the developable area. Timeshares are considered
commercial living units for purposes of temporary lodging and do not count towards project density.
Table 3 below identifies the permissible density range for properties located within Land Use District 1.
TABLE 3 – PROJECT DENSITY
Gross Acres Net Acres
Allowable Density Range;
Min/Max Dwelling Units per
Village Master Plan
Project Density;
Proposed Dwelling units
0.249 0.249
28-35 du/ac;
Minimum: 6 dwelling units
Maximum: 8 dwelling units
32.12 du/ac;
8 dwelling units
Pursuant to the Housing Element of the General Plan, a Growth Management Control Point has not
been established for residential development in the Village, all residential units approved in the Village
must be withdrawn from the City’s Excess Dwelling Unit Bank. The City’s Excess Dwelling Unit Bank is
implemented through City Council Policy No. 43. Pursuant to City Council Policy No. 43, an applicant for
an allocation of dwelling units shall agree to provide the number of inclusionary units as required
pursuant to C.M.C. Section 21.85.050 and shall execute an affordable housing agreement prior to
recordation of the final map pursuant to C.M.C. Section 21.85.140. As discussed in Section C below, the
proposal to construct one (1) inclusionary unit onsite is consistent with the inclusionary housing
requirements as set forth in City Council Policy No. 43. In addition, the project is accordingly-
conditioned to require the execution of the affordable housing agreement prior to recordation of the
final map.
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In approving a request for an allocation of excess dwelling units, the project shall meet the findings
identified in City Council Policy No. 43. Specifically, the project location and density shall be found to be
compatible with adjacent land uses and applicable provisions of the General Plan and other applicable
planning documents. As discussed in the attached Planning Commission Resolution No. 7152 the
proposed project meets these findings. As the proposed project requires approval from City Council, the
City Council is the final decision-making authority for the allocation from the Excess Dwelling Unit Bank.
The following Table 4 describes how the proposed project is consistent with the various elements of the
Carlsbad General Plan.
TABLE 4 – GENERAL PLAN COMPLIANCE
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY?
Land Use Goal 2-G.29
Maintain the Village as a center
for residents and visitors with
commercial, residential, dining,
civic, cultural, and entertainment
activities.
Goal 2-G.30
Develop a distinct identity for the
Village by encouraging a variety
of uses and activities, such as a
mix of residential, commercial,
office, restaurants and specialty
retail shops, which traditionally
locate in a pedestrian-oriented
downtown area and attract
visitors and residents from across
the community by creating a
lively, interesting social
environment.
Policy 2-P.70
Seek an increased presence of
both residents and activity in the
Village with new development,
particularly residential, including
residential as part of mixed-use
development, as well as commer-
cial, entertainment and cultural
uses that serve both residents
and visitors.
The proposed mixed-use
development not only provides
mutually supportive uses in the form
of residential, timeshare and
commercial opportunity, but
reinforces the pedestrian-orientation
desired for the downtown area by
providing new residents and
timeshare occupants an opportunity
to walk to local shopping, dining,
recreation, and mass transit
functions. It’s close proximity to
existing bus routes and mass transit
help to further the goal of providing
new economic and residential
development near transportation
corridors. Furthermore, the project
will contribute to the revitalization of
the Village area in the form of a new
building at the northern end of State
Street with new commercial lease
space, new employment
opportunities, and new consumers.
Overall, the residential project will
contribute to the revitalization of the
Village area.
Yes
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TABLE 4 – GENERAL PLAN COMPLIANCE (CONTINUED)
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY?
Mobility Goal 3-G.3
Provide inviting streetscapes that
encourage walking and promote
livable streets.
The proposed project includes new
street trees within the existing
sidewalk and planter boxes along
State Street. In addition, the units
facing the street each include decks
which enhance the streetscape and
promote livable streets.
The proposed project has been
designed to meet all of the
circulation requirements, which
includes a 20-foot-wide driveway off
of State Street.
Yes
Sustainability Policy 9-P.10
Decrease the need for artificial
cooling, heating and lighting, and
promote outdoor lifestyles in
Carlsbad’s sunny and moderate
climate by:
Ensuring that the Zoning
Ordinance provides for
adequate private and common
open spaces as part of
multifamily developments.
Encouraging residential and
office buildings to have
windows that open to the
outside in all habitable rooms,
and maximize the use of
daylight.
Policy 9-P.11
Implement the city’s Landscape
Manual to mitigate urban heat
island effects through maximum
tree canopy coverage and
minimum asphalt and paving
coverage, particularly for denser
areas like the Village and the
Barrio, shopping centers, and
industrial and other areas with
expansive surface parking.
Each of the 8 residential units and 13
timeshare units has a minimum of
one private deck while most units
have either two or three decks. The
total open space provided for the
project is 4,949 square feet or 44
percent which far exceeds the
requirements of the Village Master
Plan.
Given the nature of the product type,
attached multi-family units and
timeshare units, none of the units
have windows on all four elevations.
However, the elevations which do
have sun exposure, include several
windows which maximize the use of
daylight.
The project includes a landscape plan
which has been determined to be
consistent with the city’s Landscape
Manual. The urban heat island effect
is significantly reduced as surface
parking coverage has been
eliminated due to the project’s
enclosed two level parking garage.
Yes
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TABLE 4 – GENERAL PLAN COMPLIANCE (CONTINUED)
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY?
Housing Goal 10-G.3
Sufficient new, affordable
housing opportunities in all
quadrants of the city to meet the
needs of current lower and
moderate income households
and those with special needs, and
a fair share proportion of future
lower and moderate income
households.
Goal 10-P.15
Pursuant to the Inclusionary
Housing Ordinance, require
affordability for lower income
households of a minimum of 15
percent of all residential
ownership and qualifying rental
projects. For projects that are
required to include 10 or more
units affordable to lower income
households, at least 10 percent
of the lower income units should
have three or more bedrooms
(lower income senior housing
projects exempt).
Policy 10-P.18
Adhere to City Council Policy
Statement 43 when considering
allocation of “excess dwelling
units” for the purpose of allowing
development to exceed the
Growth Management Control
Point (GMCP) density, as
discussed in Section 10.3
(Resources Available). With
limited exceptions, the allocation
of excess dwelling units will
require provision of housing
affordable to lower income
households.
The project has been conditioned to
enter into an Affordable Housing
Agreement to construct one (1)
inclusionary housing unit onsite. The
applicant has set aside one of the (1)
bedroom units for inclusionary
housing purposes. The project has
been accordingly conditioned to
require the approval of an Affordable
Housing Agreement prior to
recordation of the final map.
In approving a request for an
allocation of excess dwelling units,
the project shall meet the findings
identified in City Council Policy No.
43. Specifically, the project location
and density shall be found to be
compatible with adjacent land uses
and the project is consistent with the
General Plan and any other
applicable planning document. As
discussed in the attached Planning
Commission Resolution No. 7152 the
proposed project meets these
findings.
Yes
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TABLE 4 – GENERAL PLAN COMPLIANCE (CONTINUED)
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY?
Public Safety Goal 6-G.1
Minimize injury, loss of life, and
damage to property resulting
from fire, flood, hazardous
material release, or seismic
disasters.
Policy 6-P.6
Enforce the requirements of
Titles 18, 20, and 21 pertaining to
drainage and flood control when
reviewing applications for
building permits and
subdivisions.
Policy 6-P.34
Enforce the Uniform Building and
Fire codes, adopted by the city,
to provide fire protection
standards for all existing and
proposed structures.
Policy 6-P.39
Ensure all new development
complies with all applicable
regulations regarding the
provision of public utilities and
facilities.
The proposed structural
improvements are required to be
designed in conformance with all
seismic design standards. In
addition, the proposed project is
consistent with all of the applicable
fire safety requirements.
Further, the project has been
conditioned to develop and
implement a program of “best
management practices” for the
elimination and reduction of
pollutants which enter into and/or
are transported within storm
drainage facilities.
Yes
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TABLE 4 – GENERAL PLAN COMPLIANCE (CONTINUED)
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY?
Noise Goal 5-G.2
Ensure that new development is
compatible with the noise
environment, by continuing to
use potential noise exposure as a
criterion in land use planning.
Policy 5-P.3
For all projects that require
discretionary review and have
noise exposure levels that exceed
the standards in Table 5-1,
require site planning and
architecture to incorporate
noise-attenuating features. With
mitigation, development should
meet the allowable outdoor and
indoor noise exposure standards
in Table 5-2 (45 dBA). When a
building’s openings to the
exterior are required to be closed
to meet the interior noise
standard, then mechanical
ventilation shall be provided.
A Noise Impact Study (July 2015) in
accordance with the City of
Carlsbad’s Noise Guidelines was
prepared by Rincon Consultants,
Environmental Scientists, Planners
and Engineers to address any
potential noise and/or ground-borne
vibration/noise impacts occurring as
a result of 1) the project sites close
proximity to the railroad tracks
located approximately 415 ft. to the
west, and 2) traffic noise associated
with an urban environment. No
significant adverse ground-borne
vibration and/or ground-borne noise
impacts were identified.
Additionally, no significant adverse
noise impacts were identified that
would not be reduced by standard
construction practices prescribed by
the California Energy Code Title 24
standards.
Yes
B. Village Review Zone (C.M.C. Chapter 21.35), Land Use District 4 – Residential Support Area
(Village Master Plan and Design Manual)
The subject property is located within Land Use District 4 – Residential Support Area of the Village
Master Plan. Mixed-use (residential and commercial uses) is a permitted use, while timeshares are
identified as a provisional land use. No special considerations, findings or conditions for the timeshare
use is listed in the Village Master Plan.
The specific development standards for new development within Land Use District 4 and the project’s
compliance with these standards are shown in Table 5 below:
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TABLE 5 – VILLAGE MASTER PLAN, LAND USE DISTRICT 4 (RESIDENTIAL SUPPORT AREA)
STANDARD REQUIRED/ALLOWED PROPOSED COMPLY
Setback:
Front Yard
No minimum or maximum for the first
at grade floor.
A 10 foot average setback shall be
required for all floors above the first
at grade floor.
Ground Floor: 3 feet
Upper Floors: Average 10 feet
Yes
Setback:
Side Yards
No minimum or maximum Ground Floor:
North: 6 inches to 1 foot
South: 11 inches
Upper Floors:
North: 6 inches to 1 foot
South: 11 inches to 12 feet
Yes
Setback:
Rear Yard
No minimum or maximum Ground Floor: 1 foot
Upper Floors: 1 to 15 feet
Yes
Open Space: 20% = 2,176 sq. ft.
45% (4,949 sq. ft.) Yes
Open space may be public or private
and may be dedicated to landscaped
planters, open space pockets and/or
connections, roof gardens/patios,
balconies, other patios and outdoor
eating areas.
Landscape/Planters: 874 sq. ft.
Private Balconies: 3,251 sq. ft.
Pool Deck: 824 sq. ft.
Building Coverage: 100% 94.6% Yes
Building Height: 45 ft. maximum
Roof Line: 45’ Yes
Pursuant to C.M.C. 21.46.020, the
following project related architectural
features are allowed protrusions
above height limits and are therefore
exempted from the maximum building
height standard: Tower elements
(decorative metal outrigger).
Architecture Features: 48’-2” to
49’-2”
Tower: 53’-4”
Property Line
Walls/Fences:
6 ft. max No property line walls or fences
are proposed.
Yes
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TABLE 5 – VILLAGE MASTER PLAN, LAND USE DISTRICT 4 (RESIDENTIAL SUPPORT AREA)(CONTINUED)
STANDARD REQUIRED/ALLOWED PROPOSED COMPLY
Parking: Multi-family Dwellings
(Outside Coastal Zone):
One (1) space per studio or 1-
bedroom; or two (2) spaces per 2-
bedrooms or more.
Guest:
No spaces required for properties
located outside of coastal zone
For condominiums, at least one space
must be covered.
Residential development must provide
its parking onsite.
8 Residential Condo. Units:
2 units = 1-bedroom
6 units = 2-bedrooms
34 spaces provided.
34 parking space are provided
onsite within an enclosed two
level parking garage. The
project is not requesting to
satisfy any portion of its parking
requirements through the
Village Parking In-Lieu Fee
Program.
Yes
1 space x 2 units = 2 spaces
2 spaces x 6 units = 12 spaces
2 + 12 = 14
14 spaces required (8 must be
covered)
Time Share:
1.2 spaces per unit
13 Timeshare units proposed
13 x 1.2 = 15.6 = 16
16 spaces required
Commercial:
One (1) space per 300 sq. ft. of net
floor area.
781 sq. ft. ÷ 300 sq. ft. = 3
3 spaces required
Total Spaces Required:
14 + 16 + 3 = 33 spaces
12 spaces must be provided onsite for
the 8 residential units proposed. The
remaining spaces can be provided
onsite, or satisfied via the Village
Parking In-Lieu Fee Program.
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TABLE 5 – VILLAGE MASTER PLAN, LAND USE DISTRICT 4 (RESIDENTIAL SUPPORT AREA)(CONTINUED)
STANDARD REQUIRED/ALLOWED PROPOSED COMPLY
Compact Parking A maximum 40% of the total number
of parking spaces provided on-site
may be constructed to meet the
requirements of a small or compact
vehicle.
40% of 34 spaces = 13 spaces
13 compact spaces provided. Yes
C. Inclusionary Housing
The City’s Inclusionary Housing regulations (C.M.C. Chapter 21.85) require that a minimum of 15% of all
proposed ownership units in any residential project be restricted to lower income households. As a
result, the proposal to construct 8 residential units requires a total of one (1) inclusionary unit. The
applicant proposes to construct one (1) one-bedroom inclusionary unit onsite. The affordable unit is
located on the second floor. As required by C.M.C. Chapter 21.85, the project has been accordingly-
conditioned to require the approval of an Affordable Housing Agreement prior to recordation of the
final map.
D. Subdivision Ordinance
The project includes twenty-two (22) airspace condominium units, consisting of 8 residential units (one
of which is affordable), 13 timeshare units, and one (1) ground floor commercial unit and is therefore
subject to the regulations of Chapter 20.16 of the Subdivision Ordinance. As conditioned, design of the
proposed tentative tract map and the improvements are consistent with and satisfy the requirements of
the General Plan, Village Master Plan, Titles 20 and 21 of the Carlsbad Municipal Code, and the State
Subdivision Map Act.
The Land Development Engineering Division has reviewed the proposed Tentative Tract Map and has
concluded that the subdivision, as conditioned, complies with all the applicable requirements of the
Subdivision Map Act and the City’s Subdivision Ordinance.
No standards variances are needed to approve the project. Given the above, the proposed subdivision
would provide all necessary facilities and improvements without producing land conflicts; therefore, the
project is consistent with the Subdivision Ordinance.
E. Growth Management
The proposed project is located within Local Facilities Management Zone 1 in the northwest quadrant of
the city. The impacts on public facilities created by the project, and its compliance with the adopted
performance standards, are summarized in Table 6 below.
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