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Home My WebLink About2018-07-18; Planning Commission; ; CT 2017-0007/PUD 2017-0006/CDP 2017-0075 (DEV2017-0100) - TAMARACK BEACH HOMESThe City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION Item No. Application complete date: March 28, 2018 P.C. AGENDA OF: July 18, 2018 Project Planner: Chris Garcia Project Engineer: Kyrenne Chua SUBJECT: CT 2017‐0007/PUD 2017‐0006/CDP 2017‐0075 (DEV2017‐0100) – TAMARACK BEACH HOMES – Request for approval of a Tentative Tract Map, Planned Development Permit and Coastal Development Permit to allow the demolition of an existing duplex and the development of a five‐unit, residential air‐space condominium project on a 0.40‐acre site located at 438 Tamarack Avenue, within the Mello II Segment of the Local Coastal Program and within Local Facilities Management Zone 1. The project site is not within the appealable area of the California Coastal Commission. The City Planner has determined that this project is exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15332 “In‐Fill Development Projects” of the State CEQA Guidelines and will not have any adverse significant impact on the environment. I.RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7301 APPROVING Tentative Tract Map CT 2017‐0007, Planned Development Permit PUD 2017‐0006, and Coastal Development Permit CDP 2017‐0075, based upon the findings and subject to the conditions contained therein. II.PROJECT DESCRIPTION AND BACKGROUND The applicant proposes to demolish an existing duplex and construct a five‐unit residential air‐space condominium project on a 0.40‐acre site located at 438 Tamarack Avenue. Topographically, the site is generally flat and presently developed with two residential units. A ten‐foot wide street dedication will be required along Tamarack Avenue which will result in the property being 0.37‐acre. The development proposes five detached homes. The condominium project requires the processing and approval of a Tentative Tract Map, Planned Development Permit and Coastal Development Permit. The proposed project contains a paved drive‐aisle down the center of the site, with three units on the east side and two units on the west side of the drive‐aisle. Each home includes an attached two‐car garage with a direct entrance into the unit. All five units contain four bedrooms and three bathrooms, and range in size from 2,385 square feet to 2,534 square feet. The thee units on the east side of the drive‐aisle are three stories with an overall building height of 34’‐6” as measured from the new finished grade. The two units on the west side of the drive‐aisle are two stories with an overall height of 26’‐6” as measured from the new finished grade. The finished grade for measuring building height is being established slightly higher than the existing grade for a uniform design and for drainage purposes. All units include a private deck area off the second and/or third floor, as well as an exclusive use yard at the ground level. The two‐ story units both contain a roof deck. The underlying lot will be held in common interest divided between the five air‐space condominiums. The common area includes, but is not limited to, the private drive aisle, guest parking spaces, and landscaping. 2 CT 2017‐0007/PUD 2017‐0006/CDP 2017‐0075 (DEV2017‐0100) – TAMARACK BEACH HOMES July 18, 2018 Page 2 The architecture is based on a beach context consisting of white horizontal lapped wood siding, white vertical board and batten siding, wood framed deck railings, and a grey composite roof. Wood accent trim is provided around the doors and windows. Table “A” below includes the General Plan Land Use designations, zoning and current land uses of the project site and surrounding properties. TABLE A – SURROUNDING LAND USE Location General Plan Designation Zoning Current Land Use Site R‐15 Residential 8‐15 du/ac with a Growth Management Control Point (GMCP) of 11.5 du/ac. Residential Density ‐ Multiple (RD‐M) Zone Duplex North R‐15 Residential RD‐M Detached Condominiums South R‐4 Residential 0‐4 du/ac with a GMCP of 3.2 du/ac. One‐Family Residential (R‐ 1) Zone Single‐Family Residential East R‐15 Residential RD‐M Single‐Family Residential West R‐15 Residential RD‐M Detached Condominiums Table “B” below includes the project site’s gross and net acreage, the number of dwelling units allowed by the General Plan’s Growth Management Control Point (GMCP) density and the proposed project’s number of dwelling units and density. TABLE B – PROPOSED DENSITY Gross Acres Net Acres (for density calculation) DUs Allowed at GMCP Density DUs Proposed and Project Density 0.40 acres 0.40 acres 5 units 5 units at 12.5 du/ac. To meet the city’s Inclusionary Housing requirements, the project is conditioned to pay an affordable housing in‐lieu fee on a per unit basis prior to final map approval for three units, or five units if building permits for the five‐unit project have not been applied for within two years of demolishing the two existing units on‐site. Grading quantities include 125 cubic yards (c.y.) of cut, 250 c.y. of fill and 640 c.y. of remedial grading. The project meets the city’s standards for planned developments and subdivisions, and as designed and conditioned, complies with the General Plan, Subdivision Ordinance, and relevant zoning regulations of the Carlsbad Municipal Code (CMC). III. ANALYSIS The project is subject to the following regulations: A. R‐15 Residential General Plan Land Use designation; B. Residential Density ‐ Multiple (RD‐M) Zone and Planned Development Regulations (CMC Chapters 21.24 and 21.45); C. Coastal Development Regulations for the Mello II Segment of the Local Coastal Program (CMC Chapter 21.201) and the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203); D. Subdivision Ordinance (CMC Title 20); E. Inclusionary Housing Ordinance (CMC Chapter 21.85); and F. Growth Management Ordinance (CMC Chapter 21.90) and Zone 1 Local Facilities Management Plan. CT 2017‐0007/PUD 2017‐0006/CDP 2017‐0075 (DEV2017‐0100) – TAMARACK BEACH HOMES July 18, 2018 Page 3 The recommendation for approval of this project was developed by analyzing the project’s consistency with the applicable regulations and policies. The project’s compliance with each of the above regulations is discussed in detail in the sections below. A. R‐15 Residential General Plan Land Use Designation The General Plan Land Use designation for the property is R‐15 Residential, which allows residential development at a density range of 8‐15 dwelling units per acre (du/ac) with a Growth Management Control Point (GMCP) of 11.5 du/ac. The project site has a net developable acreage of 0.40 acres. At the GMCP, five dwelling units would be permitted on this 0.40 net developable acre property (4.6 dwelling units rounded up to five dwelling units). Therefore, the residential development complies with the R‐15 General Plan Land Use designation for density. Additionally, the project complies with the Elements of the General Plan as outlined in Table “C” below: TABLE C – GENERAL PLAN COMPLIANCE ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY Land Use Policy 2‐P.7 Do not permit residential development below the minimum of the density range except in certain circumstances. Policy 2‐P.8 Do not permit residential development to exceed the applicable Growth Management Control Point (GMCP) density unless certain findings are made. The five‐unit residential project density of 12.5 du/ac is within the R‐15 Residential density range and consistent with the GMCP unit yield of five units. Yes Mobility Policy 3‐P.5 Require developers to construct or pay their fair share toward improvements for all travel modes consistent with the Mobility Element, the Growth Management Plan, and specific impacts associated with their development. Goal 3‐G.3 Provide inviting streetscapes that encourage walking and promote livable streets. The proposed project has been designed to meet applicable circulation requirements, which include a single driveway access point from Tamarack Avenue. In addition, the applicant will be required to pay traffic impact fees prior to issuance of a building permit that will go towards future road improvements. The proposed project is located approximately 200 feet from a segment of the Coastal Rail Trail which offers a bicycle and pedestrian connection to Carlsbad Village and the train/Coaster station approximately one mile away. In addition, the site is located approximately one‐half mile from an existing commercial center to the east. Yes 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. The proposed structural improvements are required to be designed in conformance with all seismic design standards. In addition, the proposed project is Yes CT 2017‐0007/PUD 2017‐0006/CDP 2017‐0075 (DEV2017‐0100) – TAMARACK BEACH HOMES July 18, 2018 Page 4 ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY 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. consistent with all 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. 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.2 Require a noise study analysis be conducted for all discretionary development proposals located where projected noise exposure would be other than “normally acceptable.” The project consists of five detached, residential condominiums. A noise study by Eilar Associates Inc, dated December 28, 2017, was provided. The exterior required private recreation areas are at or below the maximum 60 dB(a) CNEL noise level and therefore comply. The windows of each residential unit will need to be closed to meet a 45 dB(a) CNEL interior noise level. Therefore, mechanical ventilation is required. In addition, the project is conditioned to comply with the construction requirements of the aforementioned noise study. Yes Housing Program 3.1 For all ownership and qualifying rental projects of fewer than seven units, payment of a fee in lieu of inclusionary units is permitted. The five‐unit project is conditioned to pay an affordable housing in‐lieu fee on a per unit basis prior to final map approval for three units, or five units if building permits for the five‐unit project have not been applied for within two years of demolishing the two existing residential units on‐site. Yes CT 2017‐0007/PUD 2017‐0006/CDP 2017‐0075 (DEV2017‐0100) – TAMARACK BEACH HOMES July 18, 2018 Page 5 B. Residential Density ‐ Multiple (RD‐M) Zone and Planned Development Regulations The proposed project is required to comply with all applicable use and development standards of the Carlsbad Municipal Code (CMC) including the Residential Density ‐ Multiple (RD‐M) Zone (CMC Chapter 21.24). The five‐unit residential air‐space condominium project meets or exceeds the requirements of the RD‐M Zone as outlined in Table “D” below. The Planned Development regulations provide most of the development standards except for those listed in the table below. The project complies with all applicable development standards for Planned Developments (CMC Chapter 21.45). Please refer to Attachments 4 and 5 for an analysis of project compliance with Tables C and E of the Planned Development regulations and full compliance with City Council Policy No. 66. TABLE D – RD‐M COMPLIANCE Standards Required Proposed Comply Building Height 35’ maximum Roof Peak Units 1‐3 = 34’‐6” Roof Peak Units 4‐5 = 26‐’6” Yes Setbacks Front: 10’ Interior Side: 5’ Rear: 10’ Front: 10’ Interior Sides: 5’ Rear: 10’ Yes Lot Coverage 60% maximum 45% Yes C. Coastal Development Regulations for the Mello II Segment of the Local Coastal Program (CMC 21.201) and the Coastal Resource Protection Overlay Zone (CMC 21.203) 1. Mello II Segment of the Certified Local Coastal Program and all applicable policies The proposed site is in the Mello II Segment of the Local Coastal Program (LCP) and is not within the appealable area of the California Coastal Commission. The project site has an LCP Land Use designation of R‐15 Residential and Zoning of RD‐M, which are consistent with the City’s General Plan and Zoning. The project’s consistency with the R‐15 General Plan Land Use designation is analyzed in Section “A,” Table “C” above. The project consists of the demolition of two existing residential units and the construction of five detached air‐space condominiums. The proposed project is compatible with the surrounding development of residential structures. The two‐ and three‐story structures will not obstruct views of the coastline as seen from public lands or the public right‐of‐way, nor otherwise damage the visual beauty of the coastal zone. No agricultural uses currently exist on the previously graded site, nor are there any sensitive resources located on‐site. The proposed project is not located in an area of known geologic instability or flood hazard. Since the site does not have frontage along the coastline, no public opportunities for coastal shoreline access are available from the subject site. Furthermore, the residentially designated site is not suited for water‐oriented recreation activities. 2. Coastal Resource Protection Overlay Zone The project is consistent with the provisions of the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203 of the Zoning Ordinance) in that the project will adhere to the City’s Master Drainage Plan, Grading Ordinance, Storm Water Ordinance, BMP Design Manual and Jurisdictional Runoff Management Program (JRMP) to avoid increased urban run‐off, pollutants and soil erosion. The subject property does not include steep slopes (equal to or greater than 25 percent gradient) nor native vegetation. In addition, the site is not located in an area prone to landslides, or susceptible to accelerated erosion, floods or liquefaction. CT 2017‐0007/PUD 2017‐0006/CDP 2017‐0075 (DEV2017‐0100) – TAMARACK BEACH HOMES July 18, 2018 Page 6 D. Subdivision Ordinance The Land Development Engineering Division has reviewed the proposed Tentative Tract Map and has found that the subdivision complies with all applicable requirements of the Subdivision Map Act and the city’s Subdivision Ordinance (Title 20) for Major Subdivisions. The subdivision is considered major because it involves the division of land into five or more condominiums (five condominiums proposed). The project has been conditioned to install all infrastructure‐related improvements and the necessary easements for these improvements concurrent with the development. E. Inclusionary Housing Ordinance For all residential development less than seven units, the inclusionary housing requirement may be satisfied through the payment of an inclusionary housing in‐lieu fee. The proposal to construct five residential condominium units has been conditioned to pay the applicable housing in‐lieu fee for three units prior to building permit issuance or five units if building permits for the five‐unit project have not been applied for within two years of demolishing the two residential units on‐site. F. 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 “F” below. TABLE F – GROWTH MANAGEMENT COMPLIANCE STANDARD IMPACTS COMPLIANCE City Administration 17.7 sq. ft. Yes Library 9.4 sq. ft. Yes Waste Water Treatment 5 EDU Yes Parks 0.04 acre Yes Drainage 1.22 CFS Yes Circulation 40 ADT Yes Fire Station No. 1 Yes Open Space N/A N/A Schools Carlsbad (E=0.50/M=0.20/HS = 0.25) Yes Sewer Collection System 5 EDU Yes Water 1,250 GPD Yes The project proposes five dwelling units and the unit yield at the GMCP of the property is five dwelling units. Therefore, the project complies with the Growth Management Ordinance and no units will be deposited or withdrawn from the city’s excess dwelling unit bank. IV. ENVIRONMENTAL REVIEW The City Planner has determined that the project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment, and it is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to Section 15332 (In‐Fill Development Projects) Class 32 Categorical Exemption of the State CEQA Guidelines. The project is consistent with the General Plan as well as with the Zoning Ordinance, the project site is within the city limits, is less than five acres in size, and is surrounded by urban uses; there is no evidence CT 2017‐0007/PUD 2017‐0006/CDP 2017‐0075 (DEV2017‐0100) – TAMARACK BEACH HOMES July 18, 2018 Page 7 that the site has value as habitat for endangered, rare, or threatened species; approval of the project will not result in significant effects relating to traffic, noise, air quality, or water quality; and the site can be adequately served by all required utilities and public services. In making this determination, the City Planner has found that the exceptions listed in Section 15300.2 of the state CEQA Guidelines do not apply to this project. A Notice of Exemption will be filed by the City Planner upon final project approval. The five‐unit condominium project is not subject to Climate Action Plan measures because the project is below the 70‐unit multi‐family housing screening threshold listed in the city’s Climate Action Plan (Section 5.3). ATTACHMENTS: 1. Planning Commission Resolution No. 7301 2. Location Map 3. Disclosure Statement 4. Planned Development Tables C and E 5. City Council Policy No. 66 Compliance Table 6. Reduced Exhibits 7. Full Size Exhibits “A” – “BB” dated July 18, 2018 S H E R I D A N P LTAMARACK AV TAMARACK AVCHINQUAPI N AV CHINQUAPIN AV G A R F I E L D S T G A R F I E L D S T HI B I S C U S C R HI B I S C U S C R CITRUS PLCITRUS PL J E F F E R S O N S T J E F F E R S O N S TJUNIPER AVJUNIPER AVB A L DW I N L N B A L DW I N L N H A R B O R D R H A R B O R D RHEMLOCK AVHEMLOCK AVREDWOOD AVREDWOOD AV LI N M A R L N LI NM A R L N NN AA UU TTIICC AA LL DD RR CCAARROO LLPPLLLO N G P L L O N G P LAANNCCHHOORRWWYYVI L L A G E D R VI L L A G E D R CT 2017-0007 / PUD 2017-0006 / CDP 2017-0075 (DEV2017-0100) Tamarack Beach Homes SITE MAP JPALOMARAIRPORTRD E L CAMREALLA COST A AV C ARLSBA DBLC A R LSB A DVILLAGEDR ELCAMINOREAL MELR O SED RAVIARAPY RA NCHO S A NTAFERDCOLL EGEBL!"^ SITE ATTACHMENT 2 ATTACHMENT 3 ATTACHMENT 4 PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS REF. NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT C.1 Density Per the underlying General Plan designation. When two or more general plan land use designations exist within a planned development, the density may be transferred from one general plan designation to another with a general plan amendment. N/A C.2 Arterial Setbacks All dwelling units adjacent to any arterial road shown on the Circulation Element of the General Plan shall maintain the following minimum setbacks from the right‐of‐way: Prime Arterial 50 Feet Major Arterial 40 Feet Secondary Arterial 30 Feet Carlsbad Boulevard 20 Feet N/A Half (50%) of the required arterial setback area located closest to the arterial shall be fully landscaped to enhance the street scene and buffer homes from traffic on adjacent arterials, and: Shall contain a minimum of one 24” box tree for every 30 lineal feet of street frontage; and Shall be commonly owned and maintained N/A Project perimeter walls greater than 42 inches in height shall not be located in the required landscaped portion of the arterial setback, except noise attenuation walls that: Are required by a noise study, and Due to topography, are necessary to be placed within the required landscaped portion of the arterial setback. N/A C.3 Permitted Intrusions into Setbacks/ Building Separation Permitted intrusions into required building setbacks shall be the same as specified in Section 21.46.120 of this code. The same intrusions specified in Section 21.46.120 shall be permitted into required building separation. Some of the roof eaves encroach into the required setbacks up to two feet. These are allowed projections listed in CMC Section 21.46.120. C.4 Streets Private Minimum right‐of‐way width 56 feet N/A Minimum curb‐to‐curb width 34 feet Minimum parkway width (curb adjacent) 5.5 feet, including curb Minimum sidewalk width 5 feet (setback 6 inches from property line) Public Minimum right‐of‐way width 60 feet N/A Minimum curb‐to‐curb width 34 feet Minimum parkway width (curb adjacent) 7.5 feet, including curb Minimum sidewalk width 5 feet (setback 6 inches from property line) Street Trees within parkways One‐family dwellings and twin homes on small‐lots A minimum of one street tree (24‐inch box) per lot is required to be planted in the parkway along all streets. N/A Condominium projects Street trees shall be spaced no further apart than 30 feet on center within the parkway. Street trees are shown on the conceptual landscape plan and will be approved with the final landscape plan. PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS Tree species should be selected to create a unified image for the street, provide an effective canopy, avoid sidewalk damage and minimize water consumption. See above C.5 Drive‐aisles 3 or fewer dwelling units Minimum 12 feet wide when the drive‐aisle is not required for emergency vehicle access, as determined by the Fire Chief. N/A If the drive‐aisle is required for emergency vehicle access, it shall be a minimum of 20 feet wide. 4 or more dwelling units Minimum 20 feet wide. A 24’ wide drive aisle is provided. All projects No parking shall be permitted within the minimum required width of a drive‐aisle. Project does not propose any parking within the drive aisle. A minimum 24‐foot vehicle back‐up/maneuvering area shall be provided in front of garages, carports or uncovered parking spaces (this may include driveway area, drive‐aisles, and streets). Each garage space and visitor parking space includes a minimum 24’ vehicle back‐ up/maneuvering area behind each space. Additional width may be required for vehicle/emergency vehicle maneuvering area. Fire Prevention has reviewed and approved of the proposed design. Parkways and/or sidewalks may be required. N/A No more than 24 dwelling units shall be located along a single‐ entry drive‐aisle. N/A All drive‐aisles shall be enhanced with decorative pavement. Project drive‐aisle has been enhanced with decorative pervious pavers. C.6 Number of Visitor Parking Spaces Required (1) Projects with 10 units or fewer A .30 space per each unit Project proposes five units. At 0.30 spaces per unit, a five‐unit project would require 1.5 spaces or 2 spaces based on rounding up to the nearest whole number. Project provides two visitor parking spaces on‐site. Projects 11 units or more A .25 space per each unit When calculating the required number of visitor parking spaces, if the calculation results in a fractional parking space, the required number of visitor parking spaces shall always be rounded up to the nearest whole number. C.7 Location of Visitor Parking On Private/ Public Streets On‐street visitor parking is permitted on private/public streets, subject to the following: The private/public street is a minimum 34‐feet wide (curb‐ to‐curb) There are no restrictions that would prohibit on‐street parking where the visitor parking is proposed The visitor parking spaces may be located: o Along one or both sides of any private/public street(s) located within the project boundary, and o Along the abutting side and portion of any existing public/private street(s) that is contiguous to the project boundary No on‐street visitor parking is allowed/proposed. In parking bays along public/private streets within the project boundary, provided the parking bays are outside the minimum required street right‐of‐way width. N/A PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS When visitor parking is provided as on‐street parallel parking, not less than 24 lineal feet per space, exclusive of driveway/drive‐aisle entrances and aprons, shall be provided for each parking space, except where parallel parking spaces are located immediately adjacent to driveway/drive‐aisle aprons, then 20 lineal feet may be provided. N/A Within the Beach Area Overlay Zone, on‐street parking shall not count toward meeting the visitor parking requirement. N/A On Drive‐ aisles Visitor parking must be provided in parking bays that are located outside the required minimum drive‐aisle width. Two visitor parking spaces are located between units outside of the drive‐aisle. On a Driveway Outside the Beach Area Overlay Zone One required visitor parking space may be credited for each driveway in a project that has a depth of 40 feet or more. N/A For projects with 10 or fewer units, all required visitor parking may be located within driveways (located in front of a unit’s garage), provided that all dwelling units in the project have driveways with a depth of 20 feet or more. N/A Within the Beach Area Overlay Zone One required visitor parking space may be credited for each driveway in a project that has a depth of 40 feet or more. N/A If the streets within and/or adjacent to the project allow for on‐street parking on both sides of the street, then visitor parking may be located in a driveway, subject to the following: All required visitor parking may be located within driveways (located in front of a unit’s garage), provided that all dwelling units in the project have driveways with a depth of 20 feet or more. If less than 100% of the driveways in a project have a depth of 20 feet or more, then a .25 visitor parking space will be credited for each driveway in a project that has a depth of 20 feet or more (calculations resulting in a fractional parking space credit shall always be rounded down to the nearest whole number). N/A All projects The minimum driveway depth required for visitor parking (20 feet or 40 feet) applies to driveways for front or side‐loaded garages, and is measured from the property line, back of sidewalk, or from the edge of the drive‐aisle, whichever is closest to the structure. N/A Compact Parking For projects of more than 25 units, up to 25% of visitor parking may be provided as compact spaces (8 feet by 15 feet). No overhang is permitted into any required setback area or over sidewalks less than 6 feet wide. N/A For all projects within the Beach Area Overlay Zone, up to 55% of the visitor parking may be provided as compact spaces (8 feet by 15 feet). N/A PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS Distance from unit Visitor parking spaces must be located no more than 300 feet as measured in a logical walking path from the entrance of the unit it could be considered to serve. Distance from visitor parking spaces to the furthest unit is less than 300’. C.8 Screening of Parking Areas Open parking areas should be screened from adjacent residences and public rights‐of‐way by either a view‐obscuring wall, landscaped berm, or landscaping, except parking located within a driveway. The visitor parking spaces are located between buildings outside of the drive‐aisle and are screened from adjacent residences by a 6’ fence and screened from the public right‐ of‐way by the buildings. C.9 Community Recreational Space (1) Community recreational space shall be provided for all projects of 11 or more dwelling units, as follows: N/A Minimum community recreational space required Project is NOT within R‐23 general plan designation 200 square feet per unit Project IS within R‐23 general plan designation 150 square feet per unit Projects with 11 to 25 dwelling units Community recreational space shall be provided as either (or both) passive or active recreation facilities. N/A Projects with 26 or more dwelling units Community recreational space shall be provided as both passive and active recreational facilities with a minimum of 75% of the area allocated for active facilities. N/A Projects with 50 or more dwelling units Community recreational space shall be provided as both passive and active recreational facilities for a variety of age groups (a minimum of 75% of the area allocated for active facilities). N/A For projects consisting of one‐family dwellings or twin homes on small‐lots, at least 25% of the community recreation space must be provided as pocket parks. Pocket park lots must have a minimum width of 50 feet and be located at strategic locations such as street intersections (especially “T‐ intersections”) and where open space vistas may be achieved. N/A All projects (with 11 or more dwelling units) Community recreational space shall be located and designed so as to be functional, usable, and easily accessible from the units it is intended to serve. N/A Credit for indoor recreation facilities shall not exceed 25% of the required community recreation area. N/A Required community recreation areas shall not be located in any required front yard and may not include any streets, drive‐aisles, driveways, parking areas, storage areas, slopes of 5% or greater, or walkways (except those walkways that are clearly integral to the design of the recreation area). N/A PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS Recreation Area Parking In addition to required resident and visitor parking, recreation area parking shall be provided, as follows: 1 space for each 15 residential units, or fraction thereof, for units located more than 1,000 feet from a community recreation area. N/A The location of recreation area parking shall be subject to the same location requirements as for visitor parking, except that required recreation area parking shall not be located within a driveway(s). N/A Examples of recreation facilities include, but are not limited to, the following: Active Swimming pool area Children’s playground equipment Spa Courts (tennis, racquetball, volleyball, basketball) Recreation rooms or buildings Horseshoe pits Pitch and putt Grassy play areas with a slope of less than 5% (minimum area of 5,000 square feet and a minimum dimension of 50 feet) Any other facility deemed by the City Planner to satisfy the intent of providing active recreational facilities Passive Benches Barbecues Community gardens Grassy play areas with a slope of less than 5% C.10 Lighting Lighting adequate for pedestrian and vehicular safety shall be provided. The project is conditioned to complete a final landscape plan. Appropriate lighting for the five‐ unit project will be evaluated with the final landscape plan. C.11 Reserved C.12 Recreational Vehicle (RV) Storage (1) Required for projects with 100 or more units, or a master or specific plan with 100 or more planned development units. Exception: RV storage is not required for projects located within the R‐15 or R‐23 land use designations. N/A 20 square feet per unit, not to include area required for driveways and approaches. Developments located within master plans or residential specific plans may have this requirement met by the common RV storage area provided by the master plan or residential specific plan. RV storage areas shall be designed to accommodate recreational vehicles of various sizes (i.e. motorhomes, campers, boats, personal watercraft, etc.). N/A The storage of recreational vehicles shall be prohibited in the front yard setback and on any public or private streets or any other area visible to the public. A provision containing this restriction shall be included in the covenants, conditions and restrictions for the project. All RV storage areas shall be screened from adjacent residences and public rights‐of‐way by a view‐obscuring wall and landscaping. N/A C.13 480 cubic feet of separate storage space per unit. PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS Storage Space If all storage for each unit is located in one area, the space may be reduced to 392 cubic feet. Each unit provides a two‐car garage with minimum dimensions of 20’x20’. Required storage space shall be separately enclosed for each unit and be conveniently accessible to the outdoors. Required storage space may be designed as an enlargement of a covered parking structure provided it does not extend into the area of the required parking stall, and does not impede the ability to utilize the parking stall (for vehicle parking). A garage (12’x20’ one‐car, 20’x20’ two‐car, or larger) satisfies the required storage space per unit. This requirement is in addition to closets and other indoor storage areas. (1)This standard does not apply to housing for senior citizens (see Chapter 21.84 of this code). PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF. NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT E.1 Livable Neighborhood Policy Must comply with City Council Policy 66, Principles for the Development of Livable Neighborhoods. SEE SEPARATE COMPLIANCE CHART E.2 Architectural Requirements One‐family and two‐family dwellings Must comply with City Council Policy 44, Neighborhood Architectural Design Guidelines N/A. Although the project proposes detached homes, the project proposes more than three units in a multi‐family zone. Therefore, the project is considered a multi‐family project for purposes of this table. Multiple‐family dwellings There shall be at least three separate building planes on all building elevations. The minimum offset in planes shall be 18 inches and shall include, but not be limited to, building walls, windows, and roofs. The project provides at least three separate building planes on all building elevations with balconies, decks and/or building articulations located on all elevations. All building elevations shall incorporate a minimum of four complimentary design elements, including but not limited to: A variety of roof planes; Windows and doors recessed a minimum of 2 inches; Decorative window or door frames; Exposed roof rafter tails; Dormers; Columns; Arched elements; Varied window shapes; Exterior wood elements; Accent materials such as brick, stone, shingles, wood, or siding; Knee braces; and Towers. The project provides at least four complimentary design elements on all building elevations including decorative eaves and fascia, exposed rafter tails, columns, horizontal and vertical wood siding, wood balcony railings, decorative window trim and a tower element. E.3 Maximum Coverage 60% of total project net developable acreage. Proposed building coverage is 45% of the net lot area (0.37 acres). E.4 Maximum Building Height Same as required by the underlying zone, and not to exceed three stories (1)(7) The project is located within the RD‐M zone, and therefore subject to a 35’ height limit. The project is proposed at 35’‐6” above finished grade. Projects within the R‐ 23 general plan designation (1)(7) 40 feet, if roof pitch is 3:12 or greater N/A. The project is in the R‐15 General Plan land use designation. 35 feet, if roof pitch is less than 3:12 Building height shall not exceed three stories E.5 Minimum Building Setbacks From a private or public street(2)(3) Residential structure 10 feet Tamarack Avenue is a public street. The residential structures are set back at least 10’ as measured from the outside edge of the required street right‐of‐way width. Some roof eaves encroach two feet into the front setback. No direct entry garages are proposed from the street. Direct entry garage 20 feet PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF. NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT From a drive‐aisle(4) Residential structure (except as specified below) 5 feet, fully landscaped (walkways providing access to dwelling entryways may be located within required landscaped area) N/A. Project is less than 25 units and located within the R‐15 General Plan designation (see section below for compliance). Residential structure – directly above a garage 0 feet when projecting over the front of a garage. N/A. Project is less than 25 units and located within the R‐15 General Plan designation (see section below for compliance). Garage 3 feet N/A. Project is less than 25 units and located within the R‐15 General Plan designation (see section below for compliance). Garages facing directly onto a drive‐aisle shall be equipped with an automatic garage door opener. Projects of 25 units or less within the R‐15 and R‐23 general plan designations 0 feet (residential structure and garage) Residential structure and garage is setback ≥ 0’ from the drive‐aisle. Garages facing directly onto a drive‐aisle shall be equipped with an automatic garage door opener. Each garage is equipped with an automatic garage door opener. Balconies/decks (unenclosed and uncovered) 0 feet A portion of the project’s balconies cantilevers over the 24’ drive aisle but not into the required 20’. May cantilever over a drive‐aisle, provided the balcony/deck complies with all other applicable requirements, such as: Setbacks from property lines Building separation Fire and Engineering Department requirements From the perimeter property lines of the project site (not adjacent to a public/private street) The building setback from an interior side or rear perimeter property line shall be the same as required by the underlying zone for an interior side or rear yard setback. The underlying zone for the project is RD‐M. The required interior side yard setback is 5’. The project has interior side yard setbacks 5’. The required rear yard setback is 10’. The project has a rear setback of 10’. E.6 Minimum Building Separation 10 feet The homes are separated by at least 10’. E.7 Resident Parking (6) All dwelling types If a project is located within the R‐23 general plan designation, resident parking shall be provided as specified below, and may also be provided as follows: 25% of the units in the project may include a tandem two‐car garage (minimum 12 feet x 40 feet). Calculations for this provision resulting in a fractional unit may be rounded up to the next whole number. N/A One‐family and two‐ family dwellings 2 spaces per unit, provided as either: a two‐car garage (minimum 20 feet x 20 feet), or 2 separate one‐car garages (minimum 12 feet x 20 feet each) In the R‐W Zone, the 2 required parking spaces may be provided as 1 covered space and 1 uncovered space (5) N/A Multiple‐ family dwellings Studio and one‐ bedroom units 1.5 spaces per unit, 1 of which must be covered (5) N/A When calculating the required number of parking spaces, if the calculation results in PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF. NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT a fractional parking space, the required number of parking spaces shall always be rounded up to the nearest whole number. Units with two or more bedrooms 2 spaces per unit, provided as either: a one‐car garage (12 feet x 20 feet) and 1 covered or uncovered space; or (5) a two‐car garage (minimum 20 feet x 20 feet), or 2 separate one‐car garages (minimum 12 feet x 20 feet each) In the R‐W Zone and the Beach Area Overlay Zone, the 2 required parking spaces may be provided as 1 covered space and 1 uncovered space (5) A two‐car garage with a minimum 20’x20’ interior dimension is provided for each dwelling. Required parking may be provided within an enclosed parking garage with multiple, open parking spaces, subject to the following: Each parking space shall maintain a standard stall size of 8.5 feet by 20 feet, exclusive of supporting columns; and A backup distance of 24 feet shall be maintained in addition to a minimum 5 feet turning bump‐out located at the end of any stall series. N/A Required resident parking spaces shall be located no more than 150 feet as measured in a logical walking path from the entrance of the units it could be considered to serve. Each unit provides a two‐car garage with direct access into the unit. E.8 Private Recreational Space One‐family, two‐family, and multiple‐ family dwellings Required private recreational space shall be designed so as to be functional, usable, and easily accessible from the dwelling it is intended to serve. Each home provides a private recreation area in the form of ground level area, second level balconies and third level decks which meet or exceed the 60 square‐foot requirement. The balconies are easily accessible from the interior living area. The required areas do not encroach within the required front yard setback, nor include any driveways, parking areas, storage areas, or common walkways. Required private recreational space shall be located adjacent to the unit the area is intended to serve. Required private recreational space shall not be located within any required front yard setback area, and may not include any driveways, parking areas, storage areas, or common walkways. One‐family and two‐ family dwellings Minimum total area per unit Projects not within the R‐ 15 or R‐23 general plan designations 400 square feet N/A Projects within the R‐15 or R‐23 general plan designations 200 square feet May consist of more than one recreational space. N/A May be provided at ground level and/or as a deck/balcony on a second/third floor or roof. N/A If provided at ground level Minimum dimension Not within the R‐15 or R‐ 23 general plan designations 15 feet N/A PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF. NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT Within the R‐ 15 or R‐23 general plan designations 10 feet Shall not have a slope gradient greater than 5%. N/A Attached solid patio covers and decks/balconies may project into a required private recreational space, subject to the following: The depth of the projection shall not exceed 6 feet (measured from the wall of the dwelling that is contiguous to the patio/deck/balcony). The length of the projection shall not be limited, except as required by any setback or lot coverage standards. N/A Open or lattice‐top patio covers may be located within the required private recreation space (provided the patio cover complies with all applicable standards, including the required setbacks). N/A If provided above ground level as a deck/ balcony or roof deck Minimum dimension 6 feet N/A Minimum area 60 square feet Multiple‐family dwellings Minimum total area per unit (patio, porch, or balcony) 60 square feet The project provides at least a 6’ dimension and a minimum 60 square feet in area for required recreational space located above ground level as a balcony or deck in addition to private ground level space. Minimum dimension of patio, porch or balcony 6 feet See above. Projects of 11 or more units that are within the R‐23 general plan designation may opt to provide an additional 75 square feet of community recreation space per unit (subject to the standards specified in Table C of this Chapter), in lieu of providing the per unit private recreational space specified above. N/A (1)If a project is located within the Beach Area Overlay Zone, building height shall be subject to the requirements of Chapter 21.82 of this code. (2)See Table C in Section 21.45.060 for required setbacks from an arterial street. (3)Building setbacks shall be measured from the outside edge of the required street right‐of‐way width, whichever is closest to the building. (4)Building setbacks shall be measured from one of the following (whichever is closest to the building): a) the outside edge of the required drive‐aisle width; b) the back of sidewalk; or c) the nearest side of a parking bay located contiguous to a drive‐ aisle (excluding parking located in a driveway in front of a unit’s garage). (5)Any uncovered required parking space in the R‐W zone may be located within a required front yard setback and may be tandem. (6)This standard does not apply to housing for senior citizens (see Chapter 21.84 of this code). (7)Protrusions above the height limit shall be allowed pursuant to Section 21.46.020 of this code. Such protrusions include protective barriers for balconies and roof decks. CITY COUNCIL POLICY 66 – LIVABLE NEIGHBORHOODS Principle Compliance Comments 1. Building Facades, Front Entries, Porches Facades create interest and character and should be varied and articulated to provide visual interest to pedestrians. Clearly identifiable front doors and porches enhance the street scene and create opportunities for greater social interaction within the neighborhood. Building entries and windows should face the street. Front porches, bay windows, courtyards and balconies are encouraged. The south/front elevation architecture of Unit 1 and Unit 5 provides multiple material finishes, varied window shapes, and articulated building planes. In addition, these front units along Tamarack Avenue have been designed with a clearly identifiable covered front porch and entry. 2. Garages Homes should be designed to feature the residence as the prominent part of the structure in relation to the street. A variety of garage configurations should be used to improve the street scene. This may include tandem garages, side‐ loaded garages, front‐loaded garages, alley‐loaded garages and recessed garages. Each dwelling will include a two‐car garage and there are two additional parking spaces for visitors. All garages are accessed from a private drive‐aisle located in the middle of the property and oriented away from public view of the street. 3. Street Design An interconnected, modified (grid) street pattern should be incorporated into project designs when there are no topographic or environmental constraints. Interconnected streets provide pedestrians and automobiles many alternative routes to follow, disperse traffic and reduce the volume of cars on any one street in the neighborhood. Streets should be designed to provide both vehicular and pedestrian connectivity by minimizing the use of cul‐de‐sacs. The street network should also be designed to create a safer, more comfortable pedestrian and bicycling environment. Local residential streets should have travel and parking lanes, be sufficiently narrow to slow traffic, provide adequate access for emergency and service vehicles and emergency evacuation routes for residents and include parkways with trees to form a pleasing canopy over the street. Local residential streets are the public open space in which children often play and around which neighborhoods interact. Within this context, vehicular movement should be additionally influenced through the use of City‐accepted designs for traffic calming measures. The project is developing on an existing multi‐family residentially zoned lot adjacent to an existing public street (Tamarack Avenue) presently developed as part of an existing interconnected modified street pattern south of the Carlsbad Barrio area. The existing street design in this area has curb, gutter and sidewalks. 4. Parkways Street trees should be planted in the parkways along all streets. Tree species should be selected to create a unified image for the street, provide an effective canopy, avoid sidewalk damage and minimize water consumption. Street trees will be provided in the parkway as well as on private property within the front yard along Tamarack Avenue. ATTACHMENT 5 CITY COUNCIL POLICY 66 – LIVABLE NEIGHBORHOODS Principle Compliance Comments 5. Pedestrian Walkways Pedestrian walkways should be located along or visible from all streets. Walkways (sidewalks or trails) should provide clear, comfortable and direct access to neighborhood schools, parks/plazas and transit stops. Primary pedestrian routes should be bordered by residential fronts, parks or plazas. Where street connections are not feasible (at the end of cul‐de‐sacs), pedestrian paths should also be provided. The project provides for pedestrian circulation in the form of a sidewalk along its frontage with Tamarack Avenue. 6. Centralized Community Recreation Areas Park or plazas, which serve as neighborhood meeting places and as recreational activity centers should be incorporated into all planned unit developments. As frequently as possible, these parks/plazas should be designed for both active and passive uses for residents of all ages and should be centrally located within the project. Parks and plazas should be not be sited on residual parcels, used as buffers from surrounding developments or to separate buildings from streets. The project consists of only five dwellings and is not required to provide community recreation areas. TAMAR A C K A V E ANCHO R W A Y JE F FERSON ST REDW O O D A V EJUNIPE R A V E IN TERS TA TE 5 SITE CHINQ U A PI N A V E SHEET 1 OF 3 SHEET SURVEYOR'S STATEMENT THIS MAP CORRECTLY REPRESENTS A SURVEY MADE BY ME OR UNDER MY DIRECTION IN CONFORMANCE WITH THE REQUIREMENTS OF THE PROFESSIONAL LAND SURVEYORS' ACT ON AUGUST 3, 2017. __________________________________________________________ PAUL E. GOEBEL, PLS 8486 DATE PASCO LARET SUITER& ASSOCIATES PLSA JOB # 2760 VICINITY MAP SCALE: 1" = ' 0 604020 20 N S EW 1"=1000' TOPOGRAPHIC SURVEY MAP -- 438 TAMARACK LEGEND PROPERTY LINE RIGHT-OF-WAY LINE CENTER LINE ADJOINING PROPERTY LINE TIE LINE / REFERENCE LINE FOUND MONUMENT AS INDICATED RECORD BOUNDARY DATA AS INDICATED( ) SHEET INDEX SHEET 1 OF 3 - PROCEDURE OF SURVEY SHEET 2 OF 3 - TOPOGRAPHIC SURVEY/EASEMENTS OF RECORD SHEET 3 OF 3 - TOPOGRAPHIC SURVEY/AERIAL IMAGE PROJECT INFORMATION CLIENT: TOURMALINE PROPERTIES,INC. ADDRESS: 438 TAMARACK AVENUE, CARLSBAD APN: 204-280-23 SURVEY NOTES 1. THE BOUNDARIES AND DIMENSIONS OF THE SURVEYED PARCEL(S) SHOWN HEREON ARE BASED ON A FIELD SURVEY. RECORD DIMENSIONS MAY VARY. THE BOUNDARIES OF ADJOINING PARCELS WERE COMPILED FROM RECORDED OR FILED DATA, AND ARE TO BE USED FOR PLANNING PURPOSES ONLY. 2. THE BASIS OF BEARINGS FOR THIS SURVEY IS THE CALIFORNIA COORDINATE SYSTEM, CCS83, ZONE 6, EPOCH 1991.35. THE CCS83 COORDINATES ARE ESTABLISHED FROM G.P.S. STATION "122" AND "120" PER RECORD OF SURVEY NUMBER 17271, BOTH HAVING A FIRST ORDER OR BETTER VALUES. IE: NORTH 54°40'20" WEST. 3. ELEVATIONS SHOWN HEREON ARE BASED ON A 2-1/2" INCH BRASS DISK MARKED "CLSB-120 LS 6215" IN THE WEST CURB OF VALLEY STREET 85 FEET SOUTH OF MAGNOLIA AVENUE IN FRONT OF VALLEY JUNIOR HIGH SCHOOL PER RECORD OF SURVEY NUMBER 17271. ELEVATION = 176.554 (NGVD29). 4. THE LOCATIONS OF UNDERGROUND UTILITY LINES AND/OR STRUCTURES AS SHOWN HEREON ARE BASED ON OBSERVED ABOVE GROUND EVIDENCE AND RECORD INFORMATION PROVIDED TO THE SURVEYOR. NO EXCAVATIONS WERE MADE DURING THE COURSE OF THIS SURVEY TO LOCATE UNDERGROUND UTILITIES. LOCATIONS OF UNDERGROUND UTILITIES MAY VARY FROM LOCATIONS SHOWN HEREON. ADDITIONAL UNDERGROUND UTILITIES MAY EXIST. 5. TITLE COMMITMENT PROVIDED BY CORINTHIAN TITLE COMPANY, ORDER NO. 91155-PD WITH A VERSION B DATE OF 7/24/2017. 6. AERIAL MAPPING FLOWN AUGUST 7, 2017, PROVIDED BY PLSA ENGINEERING. ABBREVIATED LEGAL DESCRIPTION THAT PORTION OF TRACT 231 OF THUM LANDS, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO THE MAP THEREOF NO. 1681, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, DECEMBER 9, 1915 MORE FULLY DESCRIBED IN GRANT DEED RECORDED IN THE OFFICE OF THE SAN DIEGO COUNTY RECORDER AS DOCUMENT NO. 2016-0602973. REFERENCES R1 - PM 19163 R2 - MAP 9825 R3 - ROS 18765 SHEET 2 OF 3 SHEET PLSA JOB # 2760TOPOGRAPHIC SURVEY MAP -- 438 TAMARACK PASCO LARET SUITER& ASSOCIATES SCALE: 1" = ' 0 302010 10 LEGEND PROPERTY LINE RIGHT-OF-WAY LINE CENTER LINE ADJOINING PROPERTY LINE TIE LINE / REFERENCE LINE FENCE WALL INDEX CONTOUR LINE INTERMEDIATE CONTOUR LINE RECORD BOUNDARY DATA PER ( ) FOUND MONUMENT AS INDICTED CONCRETE BRICK BUILDING OUTLINE METER - WATER VALVE - GAS METER - ELECTRIC METER - GAS LIGHT POLE FIRE HYDRANT MH - SANITARY CLEANOUT MH - DRAINAGE UTILITY BOX ASPHALT IRRIGATION VALVE VALVE - WATER W SPOT ELEVATION EASEMENT LINE BUILDING OVERHANG X X X X SHEET 2 OF 3 SHEET PLSA JOB # 2760TOPOGRAPHIC SURVEY MAP -- 438 TAMARACK PASCO LARET SUITER& ASSOCIATES SCALE: 1" = ' 0 302010 10 LEGEND PROPERTY LINE RIGHT-OF-WAY LINE CENTER LINE ADJOINING PROPERTY LINE TIE LINE / REFERENCE LINE FENCE WALL INDEX CONTOUR LINE INTERMEDIATE CONTOUR LINE RECORD BOUNDARY DATA PER ( ) FOUND MONUMENT AS INDICTED CONCRETE BRICK BUILDING OUTLINE METER - WATER VALVE - GAS METER - ELECTRIC METER - GAS LIGHT POLE FIRE HYDRANT MH - SANITARY CLEANOUT MH - DRAINAGE UTILITY BOX ASPHALT IRRIGATION VALVE VALVE - WATER W SPOT ELEVATION EASEMENT LINE BUILDING OVERHANG X X X X 7.31.184.17.18 4.17.18 7.31.184.17.18 4.17.18 7.31.184.17.18 Additional Materials received after the staff report was finalized Community & Economic Development Planning Division 1635 Faraday Avenue  Carlsbad, CA 92008  760‐602‐4600  760‐602‐8560 fax ERRATA SHEET FOR AGENDA ITEM #2 Memorandum July 18, 2018 To: Planning Commission From: Chris Garcia, Associate Planner Via Don Neu, City Planner Re: Errata Sheet for Agenda Item #2 – CT 2017‐0007/PUD 2017‐0006/CDP 2017‐ 0075 – TAMARACK BEACH HOMES Staff is recommending that the Planning Commission include the following revisions: 1. Revise Planning Commission Resolution No. 7301 to list the “developer/owner” as 438 Tamarack, Inc. 2. Replace Staff Report Attachment 3, Disclosure Statement, with an updated Disclosure Statement showing the current property owner as 438 Tamarack, Inc. 3. Revise Staff Report Attachment 4, Table “E”, Reference Number E.4 Compliance Comment as indicated below: The project is located within the RD‐M Zone and, therefore, subject to a 35’ height limit. The project is proposed at 34’‐6” above finished grade. ATTACHMENT 1 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, APPROVING TENTATIVE TRACT MAP CT 2017- 0007, PLANNED DEVELOPMENT PERMIT PUD 2017-0006 AND COASTAL DEVELOPMENT PERMIT CDP 2017-0075 TO ALLOW THE DEMOLITION OF AN EXISTING DUPLEX AND THE DEVELOPMENT OF A FIVE-UNIT, RESIDENTIAL AIR-SPACE CONDOMINIUM PROJECT ON A 0.40-ACRE SITE LOCATED AT 438 TAMARACK AVENUE, WITHIN THE MELLO II SEGMENT OF THE LOCAL COASTAL PROGRAM AND WITHIN LOCAL FACILITIES MANAGEMENT ZONE 1. CASE NAME: TAMARACK BEACH HOMES CASE NO.: CT 2017-0007/PUD 2017-0006/CDP 2017-0075 (DEV2017-0100) WHEREAS, CLD101, LLC 438 TAMARACK, INC., “Developer/Owner,” has filed a verified application with the City of Carlsbad regarding property described as That portion of Tract 231 of Thum Lands, in the City of Carlsbad, County of San Diego, State of California, according to the map thereof No. 1681, filed in the office of the County Recorder of San Diego County, December 9, 1915, described as follows: Beginning at a point in the northerly line of Tamarack, Avenue, distant thereon south 61°21’ west 1028.21 feet from the southeasterly corner of said Tract 231; thence north 28°39’ west, 130.46 feet to the southeasterly line of the land conveyed to Georgia M. Dmus by deed recorded October 3, 1956, in Book 6305, page 54 of official records; thence along said southeasterly line, north 61°31’ east. 136.75 feet to the westerly line of the land described under Parcel 1 in deed to D, R. Dinius, recorded August 4, 1960, as document No. 157566 of official records; thence south 61°21’ west, along said northerly line of said Avenue, 133.86 feet to the point of beginning (“the Property”); and WHEREAS, said verified application constitutes a request for a Tentative Tract Map and Planned Development Permit as shown on Exhibit(s) “A” – “BB” dated July 18, 2018, on file in the Planning Division CT 2017-0007/PUD 2017-0006/CDP 2017-0075 – TAMARACK BEACH HOMES, as provided by Chapters 21.45, 21.201 and 20.24 of the Carlsbad Municipal Code; and WHEREAS, the Planning Commission did, on July 18, 2018, hold a duly noticed public hearing as prescribed by law to consider said request; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of persons desiring to be heard, said Commission considered all factors relating to the Tentative Tract Map. PLANNING COMMISSION RESOLUTION NO. 7301 PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF. NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT E.1 Livable Neighborhood Policy Must comply with City Council Policy 66, Principles for the Development of Livable Neighborhoods. SEE SEPARATE COMPLIANCE CHART E.2 Architectural Requirements One-family and two-family dwellings Must comply with City Council Policy 44, Neighborhood Architectural Design Guidelines N/A. Although the project proposes detached homes, the project proposes more than three units in a multi-family zone. Therefore, the project is considered a multi-family project for purposes of this table. Multiple-family dwellings There shall be at least three separate building planes on all building elevations. The minimum offset in planes shall be 18 inches and shall include, but not be limited to, building walls, windows, and roofs. The project provides at least three separate building planes on all building elevations with balconies, decks and/or building articulations located on all elevations. All building elevations shall incorporate a minimum of four complimentary design elements, including but not limited to: • A variety of roof planes; • Windows and doors recessed a minimum of 2 inches; • Decorative window or door frames; • Exposed roof rafter tails; • Dormers; • Columns; • Arched elements; • Varied window shapes; • Exterior wood elements; • Accent materials such as brick, stone, shingles, wood, or siding; • Knee braces; and • Towers. The project provides at least four complimentary design elements on all building elevations including decorative eaves and fascia, exposed rafter tails, columns, horizontal and vertical wood siding, wood balcony railings, decorative window trim and a tower element. E.3 Maximum Coverage 60% of total project net developable acreage. Proposed building coverage is 45% of the net lot area (0.37 acres). E.4 Maximum Building Height Same as required by the underlying zone, and not to exceed three stories (1)(7) The project is located within the RD-M zone, and therefore subject to a 35’ height limit. The project is proposed at 35’34’-6” above finished grade. Projects within the R- 23 general plan designation (1)(7) 40 feet, if roof pitch is 3:12 or greater N/A. 35 feet, if roof pitch is less than 3:12 Building height shall not exceed three stories E.5 Minimum Building Setbacks From a private or public street(2)(3) Residential structure 10 feet Tamarack Avenue is a public street. The residential structures are set back at least 10’ as measured from the outside edge of the required street right-of-way width. Some roof eaves encroach two feet into the front setback. No direct entry garages are proposed from the street. Direct entry garage 20 feet Tamarack Beach HomesCT 2017‐0007/PUD 2017‐0006/CDP 2017‐0075 Location Map Project Information•Zoning – Residential Density – Multiple (RD‐M).•GPLU – R‐15 Residential 8‐15 du/ac.•Proposed Density – 12.5 du/ac.•Lot Size – 17,629 square feet or 0.40 acres.•Lot Coverage – 45% (60% permitted).•Building Height – 34’‐6” (35’ permitted). Project Information•Three, three‐story homes and two, two‐storyhomes.•Four bedrooms and three bathrooms.•2,385 – 2,534 square feet in size.•Second and third floor decks, roof decks on thetwo‐story homes only.•Private exterior yards.•Two‐car garage for each unit and two guestparking spaces on‐site. Site Plan South/West South/East East/North South/East West/South North/West Project Consistency•General Plan – R‐15 Residential•Zoning – Residential Density – Multiple (RD‐M)•Planned Development Regulations•Coastal Development Regulations•Subdivision Ordinance•Inclusionary Housing Ordinance•Growth Management; and•California Environmental Quality Act (CEQA) RecommendationThat the Planning Commission:ADOPTPlanning Commission Resolution No. 7301APPROVINGTentativeTractMapCT2017‐0007,Planned Development Permit PUD 2017‐0006, andCoastal Development Permit CDP 2017‐0075,based upon the findings and subject to theconditions contained therein.