HomeMy WebLinkAbout2016-11-16; Planning Commission; ; RP 15-16/CDP 15-37 – 4 PLUS 1 LUXURY LIVING
The City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
Item No.
Application complete date: August 15, 2016
P.C. AGENDA OF: November 16, 2016 Project Planner: Austin Silva
Project Engineer: Steve Bobbett
SUBJECT: RP 15-16/CDP 15-37 – 4 PLUS 1 LUXURY LIVING – Request for a recommendation of
approval of a Major Review Permit and Coastal Development Permit to allow for the
demolition of a one-story, two-unit residential building and the construction of a mixed-
use building consisting of 1,105 square feet of retail space and four apartment units
located at 3050 Madison Street in Land Use District 1 of the Village Review zone, the
Village Segment of the Local Coastal Program, and within Local Facilities Management
Zone 1. The City Planner has determined that this 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 is therefore categorically exempt from the requirement for the
preparation of environmental documents pursuant to section 15332 (In-fill Development
Projects) of the State CEQA guidelines.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7210 RECOMMENDING
APPROVAL of Major Review Permit RP 15-16 and Coastal Development Permit CDP 15-37 to the City
Council based on the findings and subject to the conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
The subject .16 acre site is located on the east side of Madison Street, just south of Carlsbad Village Drive.
The project site is located in the coastal zone and within Land Use District 1 of the Village Review zone.
The site is currently developed with a one-story, two-unit residential building, which will be demolished
to accommodate the proposed mixed-use building.
Table 1 below includes the General Plan designations, zoning and current land uses of the project site and
surrounding properties.
TABLE 1 – SURROUNDING LAND USE
Location General Plan Designation Zoning Current Land Use
Site Village V-R, District 1 Residential
North Village V-R, District 1 Fast food restaurant
South Village V-R, District 1 Medical Therapy Office
East Village V-R, District 2 Residential
West Village V-R, District 1 Financial Institution
Vehicular access to the site will be taken from the rear alley where residents will pull into a secured parking
garage that occupies a majority of the ground floor. The remaining front portion of the ground floor is
dedicated towards a 1,105 square foot retail space. The second floor consists of storage space for the
retail business and the four apartments, as well as apartment unit one. Units two and three occupy the
2
RP 15-16/CDP 15-37 – 4 PLUS 1 LUXURY LIVING
November 16, 2016
Page 2
third floor, and the entire fourth floor is dedicated towards unit four. All of the apartment units have their
own private deck space. Table 2 below provides a breakdown of the details for each of the apartment
units.
TABLE 2 – DETAILS FOR UNIT TYPE
Unit # Size (sq. ft.) Bedrooms/Bathrooms Private Deck Space (sq. ft.)
1 2,663 3/3.5 486
2 2,018 3/2.5 594
3 2,049 3/3.5 259
4 3,018 4/4.5 749
The mixed-use building takes on a California Contemporary architectural theme with the use of traditional
California building materials such as stucco, stone veneer, and wood. The simple building forms and use
of clean lines give the building a contemporary feel. A neutral color scheme is used with the use of three
different stucco colors (Sedona, desert trail, and egg shell) and stone veneer is incorporated into all sides
of the building to break up stucco walls. The west (front) elevation includes a horizontal wood
architectural feature that wraps around the sides of the building and visually breaks up the second and
third floor. The use of horizontal wood siding is carried throughout the building to tie all sides together.
The project is consistent with the design guidelines of the Village Master Plan and Design Manual by
providing access to the parking area from the alley, stepping the building back at upper levels, utilizing
simple building forms, providing visual interest on all sides of the building, and providing significant
storefront glazing for the retail storefront.
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 (VR) Zone (C.M.C. Chapter 21.35), District 1 (Village Master Plan and Design
Manual);
C. Coastal Development Regulations for the Village Segment of the Local Coastal Program (C.M.C
Chapter 21.81 and Village Master Plan and Design Manual);
D. Inclusionary Housing Ordinance (C.M.C. Chapter 21.85); and
E. Growth Management Ordinance (C.M.C. Chapter 21.90).
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
and policies is discussed in the sections below.
A. Village (V) General Plan Land Use designation
The General Plan does not assign densities to properties within the Village area. Rather, the Village Master
Plan establishes the minimum and maximum densities for residential development. For mixed-use
projects, the minimum allowable density is calculated based on 50% of the developable area. Table 3
below identifies the allowable density range for properties located within Land Use District 1.
RP 15-16/CDP 15-37 – 4 PLUS 1 LUXURY LIVING
November 16, 2016
Page 3
TABLE 3 – PROJECT DENSITY
Gross Acres Net Acres Allowable Density Range Project Density
.16 Same 28-35 du/ac 4 units/0.16 ac = 25 du/ac*
TABLE 4 – PROJECT YIELD
Gross Acres Net Acres Min/Max Dwelling Units per
Village Master Plan Proposed Yield
0.16 Same
Minimum units based on 50% of the developable
area:
0.16 x 0.50 = 0.08 acres
0.08 acres x 28 du/ac = 2.24 units
(Pursuant to Table A of CMC Section 21.53.120, a unit yield which
results in a fractional unit below 0.5 may be rounded down)
Maximum units:
0.16 acres x 35 du/ac = 5.6 units
2-5 dwelling units = allowable range
4 dwelling
units
*Although the project’s proposed density of 25 dwelling units per acre falls below the minimum density of the 28 dwelling units
per acre, pursuant to CMC Section 21.53.230, Table A, unit yields rounded down that result in a density which is below the
minimum density shall be found consistent with the General Plan.
Pursuant to the Housing Element of the General Plan, because 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 21.85.110. As discussed in Section D below, the proposal to pay the in-lieu inclusionary
housing fees for two (2) residential units is consistent with the inclusionary housing requirements as set
forth in City Council Policy No. 43. Pursuant to C.M.C. Chapter 21.85.030 (D.3), a project may be exempt
from paying inclusionary housing fees for the construction of new residential units which replace
residential units that were demolished within two years prior to the application for a building permit for
the new residential units. Because there is a net increase of two units, the project is accordingly-
conditioned to require to pay the requisite in-lieu inclusionary housing fees for two units prior to the
issuance of a building permit.
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. 7210, the
proposed project meets these findings. Because there are two existing residential units on the property,
two units will be deducted from the Excess Dwelling Unit Bank. 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.
RP 15-16/CDP 15-37 – 4 PLUS 1 LUXURY LIVING
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TABLE 5 – GENERAL PLAN COMPLIANCE
Element Goal/Policy Compliance with Goal
Land Use 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 a mixed-use development,
as well as commercial,
entertainment and cultural uses
that serve both residents and
visitors.
The proposed project is consistent with the goals
and policies for the Village, as outlined within the
General Plan, because it provides a mix of multi-
family residential and commercial/retail uses in
an appropriate location (Carlsbad Village Center
Land Use District No. 1) within the Village. This in
turn serves to enhance and maintain the area as
the Village center and encourages greater
residential support opportunities in the Village. It
also increases the number of and improves the
condition and appearance of housing units within
the Village. By providing more residential and
commercial/retail opportunities, the project
helps to create a lively, interesting social
environment by encouraging and increasing the
opportunity for 24-hour life in the Village, which
provides the necessary customer base to attract
complementary uses. The project reinforces the
pedestrian-orientation desired for the downtown
area by providing the new residents an
opportunity to walk to shopping, recreation, and
mass transit functions. The project’s proximity to
existing bus routes and mass transit will help to
further the goal of providing new economic
development near transportation corridors.
Furthermore, the project will provide a strong
street presence with extensive architectural relief
and visually subordinate parking. Overall, the
new residential units will enhance the Village as a
place for living and working.
Circulation 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.
The applicant will be required to pay traffic
impact fees prior to issuance of building permit
that will go towards future road improvements.
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
A noise study was prepared by Ldn Consulting,
Inc. (August 6, 2015) and determined that the
worst-case cumulative noise level from all
roadways was found to be 65.0 dBA CNEL at the
site. Standard building construction will provide
a noise reduction of approximately 12-15 dBA
with a windows open condition, and a minimum
20 dBA noise reduction with the windows closed.
To meet the 45 dBA CNEL interior noise standard,
RP 15-16/CDP 15-37 – 4 PLUS 1 LUXURY LIVING
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discretionary development
proposals located where
projected noise exposure would
be other than “normally
acceptable.”
an overall minimum interior noise level reduction
of 21 dBA CNEL is needed for the project. A
closed window condition is required to reduce
noise levels to comply with Title 24 and City of
Carlsbad requirements. The windows closed
condition requires that mechanical ventilation is
installed to move air within the structure and
control temperatures.
Housing Policy 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.
The inclusionary housing requirement may be
satisfied through the payment of an in-lieu fee
for projects that have less than seven units. The
project has been conditioned to require the
payment of the housing in-lieu fee for two units
prior to issuance of a building permit.
B. Village Review Zone (C.M.C. Chapter 21.35), Land Use District 1 (Village Master Plan and Design
Manual)
The subject property is located within Land Use District 1 (Carlsbad Village Center) of the Village Master
Plan. Mixed-use developments are permitted in Land Use District 1. The specific development standards
for new development within Land Use District 1 and the project’s compliance with these standards is
shown in Table 6 below:
TABLE 6 – COMPLIANCE WITH VILLAGE MASTER PLAN, LAND USE DISTRICT 1
STANDARD REQUIRED/ALLOWED PROPOSED COMPLY
Front Yard Setback 0 feet (first floor)
10 feet average for all floors
above first floor
1.5 feet
10 feet average minimum for
all floors above first floor
Yes
Side Yard Setback No minimum or maximum
requirement
0 feet Yes
Rear Yard Setback No minimum or maximum
requirement
0 feet Yes
Building Height 45 feet 45 feet Yes
Building Coverage 100% 96% Yes
Roof Pitch 50% of the total roof structure
must have a 5:12 roof pitch
55% of the roof structure has a
5:12 roof pitch
Open Space 20% (1,383 sq. ft.) 65%
Landscape Areas – 877 sq. ft.
Decks – 3,588 sq. ft.
Total – 4,465 sq. ft.
Yes
Parking Residential: 2 spaces/unit (4
units x 2 = 8 spaces)
Residential Guest: ½ space/unit
(4 units x .5 = 2 spaces
Retail: 1 space/300 sq. ft.
1,105/300 = 3.7 (4 spaces
rounded up)
Residential: 10 parking spaces
on-site
Retail: Applicant is requesting
to participate in the Parking In-
Lieu fee program for the four
(4) required retail parking
spaces.
Yes
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The project site is located in the Coastal Zone and Parking Zone 1 of the Village, which allows the developer
to make an in-lieu fee payment for up to 100% of the on-site parking requirement if the property is located
within 600 feet of an existing parking facility. The site is located approximately 500 feet from the public
parking lot at the northeast corner of Carlsbad Village Drive and Roosevelt Street. As a condition of project
approval, the applicant shall be required to enter into an agreement to pay the parking in-lieu fee prior to
the issuance of building permits for the project. In order to participate in the Parking In-lieu Fee program,
the appropriate decision-maker (City Council) must find that:
1. The proposed project is consistent with the goals and objectives of the Village Master Plan and
Design Manual;
2. The proposed use is consistent with the land use district in which the property is located;
3. Adequate parking is available within the Village to accommodate the project’s parking demands;
and
4. The In-Lieu Fee Program has not been suspended or terminated by the City Council.
Justification for the above referenced findings is as follows:
1. The project is consistent with Village Review Master Plan and Design Manual in that the project assists
in satisfying the goals and objectives through the following actions 1) the mixed-use project stimulates
property improvements and new development in the Village by constructing a new permitted mixed-
use building in an area with a mix of dated buildings and increasing the intensity of development
within the Village; 2) it establishes Carlsbad Village as a quality shopping, working and living
environment by providing new employment opportunities; increasing the number, quality, and
diversity of housing units within the Village; and reinforcing pedestrian retail continuity within the
Village commercial areas; and 3) improves the physical appearance of the Village Area by redeveloping
an underutilized site on Madison Street with a new attractive building that adheres to the land use
regulations and design guidelines set forth for the area.
2. The proposed use is consistent with the goals and objectives set forth for Land Use District 1 of the
Village Master Plan and Design Manual in that the mixed-use development not only provides mutually
supportive uses in the form of residential, and commercial/retail uses on Madison Street, but
reinforces the pedestrian-orientation desired for the downtown area by providing new residents and
employees an opportunity to walk to local shopping, dining, recreation, and mass transit functions;
furthermore, its close proximity to existing bus routes and mass transit help to further the goal of
providing new economic and residential development near transportation corridors; and lastly, it will
contribute to the revitalization of the Village area in the form of a new building in the core of the
Village, new commercial lease space, new employment opportunities and new patrons.
3. Adequate parking is available within the Village to accommodate the project's parking demands. A
parking study was recently completed for the Village and Barrio areas, and parking occupancies were
observed in the morning (9 A.M.), afternoon (1:00 P.M.), and evening (7:00 P.M.). The highest
occupancy for all public parking lots combined in the Village was 72% at 1:00 P.M. in May. This
utilization ratio allows for continued implementation of the parking in-lieu fee program because it is
less than the 85% threshold for maximum utilization set by the City Council.
4. The In-Lieu Fee Program has not been suspended or terminated by the City Council.
Based on these findings, it is staff’s recommendation that the proposed project warrants granting
participation in the Parking In-Lieu Fee Program for four parking spaces. If the City Council grants
participation in the Parking In-Lieu Fee Program, the project will satisfy its parking requirement as set
forth in the Village Master Plan.
RP 15-16/CDP 15-37 – 4 PLUS 1 LUXURY LIVING
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C. Coastal Development Regulations for the Village Segment of the Local Coastal Program (CMC
Chapter 21.81 and Village Master Plan and Design Manual
The site for the proposed project is located within the Village Segment of the Coastal Zone. Consistency
with the Village Local Coastal Program is required for this project. The Village Master Plan and Design
Manual function as the Local Coastal Program for the Village area. Therefore, as long as the project is
consistent with the Village Master Plan and Design Manual, the project is consistent with the Local Coastal
Program. Staff finds the proposed project, as discussed in the prior section, to be consistent with the
Village Master Plan and Design Manual and therefore the Local Coastal Program.
D. 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 four
apartment units has been conditioned to pay the applicable housing in-lieu fee for two units prior to
issuance of a building permit.
E. Growth Management Ordinance (C.M.C. Chapter 21.90), Local Facilities Management Zone 1
TABLE 7 – GROWTH MANAGEMENT COMPLIANCE
STANDARD IMPACTS COMPLIANCE
City Administration 14.1481 sq. ft. Yes
Library 7.54 sq. ft. Yes
Waste Water Treatment 4.00 EDU’s Yes
Parks .028 acres Yes
Drainage 1 CFS Yes
Circulation 78 ADT Yes
Fire Station 1 Yes
Open Space N/A N/A
Schools 1.04 students Yes
Sewer Collection System 2,420 GPD Yes
Water 1,254 GPD Yes
IV. ENVIRONMENTAL REVIEW
The project qualifies as a CEQA Guidelines Section 15332 (In-Fill Development Project) Class 32 Categorical
Exemption. The project is consistent with the Village Master Plan as well as the General Plan, the project
site is within the city limits, is less than 5 acres in size, and is surrounded by urban uses; there is no
evidence 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. The project is exempt from
further environmental documentation pursuant to Section 15332 of the State CEQA guidelines. A Notice
of Exemption will be filed by the City Planner upon final project approval.
ATTACHMENTS:
1. Planning Commission Resolution No. 7210
2. Location Map
3. Disclosure Statement
4. Reduced Exhibits
5. Reduced Colored Renderings
6. Full Size Exhibits “A” – “N” dated November 16, 2016
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RP 15-16 / CDP 15-374 Plus 1 Luxury Living
SITE MAP
SITE
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A L G A R D
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PLANT LEGEND
SIZESYMBOL HT X SPD
STREET TREE
BOTANICAL NAME
COMMON NAME
SIZESYMBOL HT X SPD
LARGE ACCENT SHRUBS
BOTANICAL NAME
COMMON NAME
COLEONEMA PULCHERUM
PINK BREATH OF HEAVEN
LEUCOPHYLLUM FRUTESCENS
TEXAS RANGER
LIGUSTRUM TEXANUM
TEXAS PRIVET
RHAPHIOLEPIS INDICA
INDIAN HAWTHORN
SIZESYMBOL HT X SPD
MEDIUM ACCENT SHRUBS
BOTANICAL NAME
COMMON NAME
CALLISTEMON CIT. 'LITTLE JOHN'
DWARF BOTTLEBRUSH
MYRTUS COMMUNIS COMPACTA
COMPACT MYRTLE
PHORMIUM TENAX 'ATROPURPUREUM'
PURPLE NEW ZEALAND FLAX
LAVENDULA ANGUSTIFOLIA "Munstead"
RUSSIAN LAVENDAR
SMALL ACCENT SHRUBS
NANDINA DOMESTICA 'HARBOUR DWARF'
HEAVENLY BAMBOO HYBRID
LEYMUS CONDENSATUS
CANYON PRINCE WILD RYE
TULBAGHIA VIOLACEA
SOCIETY GARLIC
GROUND COVER
MYOPORUM PARVIFOLIUM
SYMBOL
FLATS
SYMBOL
VINES
5 GAL.
5 GAL.
5 GAL.
5 GAL.
5 GAL.
1 GAL.
5 GAL.
5 GAL.
1 GAL.
1 GAL.
1 GAL.
18"x18"
18"x18"
18"x18"
16"x16"
18"x18"
24"x24"
PROSTRATE MYOPORUM 18" O.C. SPACING
5 GAL.
VIBURNUM TINUS "Spring Bouquet"
LAURUSTINUS
5 GAL.16"x16"
ANZIGOZANTHOS FLAVIDUS
KANGAROO PAW
5 GAL.18"x18"
FLATS
ROSMARINUS OFFICINALIS 1 GAL
TRAILING ROSEMARY 36" O.C. SPACING
BACCHARIS PILULARIS
COYOTE BRUSH 24" O.C. SPACING
1 GAL
8"x8"
8"x8"
8"x8"
8"x8"
NOTE: MIN. OF 3" LAYER OF BARK MULCH
FOR ALL LANDSCAPE AREAS (TYPICAL)
ACCENT PLANTS
NO LAWN IS BEING PROPOSED
FOR THIS PROJECT.
CONCEPTUAL WATER CONSERVATION PLAN
FESTUCA OVINA
BLUE FESCUE
1 GAL.8"x8"
STRELITZIA NICOLAI
GIANT BIRD OF PARADISE
15 GAL.6'X3'
24"x24"
STATEMENT:
NOTE: 50% OF THE SHRUBS (EXCEPT ON SLOPES 3:1 OR STEEPER) SHALL BE A MINIMUM 5 GALLON SIZE.
CASSIA LEPTOPHYLLA
GOLD MEDALLION TREE
8'x4'24" BOX
CASCADING VINES (CASCADE DOWN SOUTH WALL)
ROSMARINUS PROSTRATUS
PROSTRATE ROSEMARY
5 GAL.18"X18"PITTOSPORUM CRASSIFOLIUM 'NANA"5 GAL.24"x24"
DWARF PITTOSPORUM
BAUHINNIA BLAKEANA
HONG KONG ORCHID TREE
8'x4'24" BOX
ACCENT TREES Carlsbad, Ca.4+1 Luxury living3050 Madison StreetFirst BMS Properties, LLcLa Jolla, CA. 920371010 Pearl Street #12APARTMENT