HomeMy WebLinkAboutCD 2021-0003; MARJA ACRES; Admin Decision LetterMarch 15, 2021
Jason Han
NUW Carlsbad, LLC
2001 Wilshire Boulevard, Ste. 401
Santa Monica, CA 90403
SUBJECT: CD 2021-0003 (DEV16038)-MARJA ACRES
Ccityof
Carlsbad
(3FILE COPY
fil,.:/-r/ 3/tz./21
The City Planner has completed a review of your application for a Consistency Determination, CD 2021-
0003, which is a request to review changes to CT 16-07, Marja Acres.
The Marja Acres project, approved by the City Council on November 3, 2020, includes 248 townhomes,
46 affordable senior apartments, and 10,000 square feet of specialty commercial uses on 20.65 acres at
4901 El Camino Real. To address new requirements associated with what can be located in the SDG&E
easement at the southwest corner of the site, the applicant proposes changes to the approved active and
passive recreation areas associated with the town homes.
After careful consideration of the request, the City Planner has determined that the request meets all of
the findings below and APPROVES this request. The proposed modifications include the following:
• Active Recreation Area 2, located at the southwest corner of the property, was approved with
10,665 square feet. The area within the SDG&E easement requiring relocation is 2,467 square
feet. The proposed/revised size of Active Recreation Area 2 is 8,198 square feet. As required
pursuant to the Planned Development Ordinance, the grassy play area is a minimum of 5,000
square feet and is at least 50 feet in width and depth.
• Convert Passive Recreation Area 3 located at the western perimeter of the development (between
Units 11S-15S and 73-78S), to Active Recreation Area 3. The size of Active Recreation Area 3 is
4,288 square feet. The active area will include a shade structure with a built-in BBQ, food
preparation counters, tables and chairs, a horseshoe pit and cornhole boards. Retaining walls up
to up to two feet in height may be required to address ADA requirements.
• With the above-noted changes, the overall size of the active recreation area for the town homes
will increase by 1,821 square feet, resulting in a total of 37,786 square feet. The passive recreation
area will decrease by 4,288 square feet, resulting in a total of 12,141 square feet. When compared
to the total community recreation area originally approved to what is proposed (52,394 and
49,927 square feet, respectively), the change in the community recreation area results in a 5%
loss. However, the active recreation and passive recreation areas provided remain in compliance
with the requirements of the Planned Development Ordinance.
Community Development Planning Division [ 1635 Faraday Avenue Carlsbad, CA 92008-7314 [ 760-602-4600 [ 760-602-8560 f I www.carlsbadca.gov
CD 2021-0003 (DEV16038)-MARJA ACRES
March 15, 2021
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In order for o Discretionary Permit Consistency Determination to be approved, all of the following findings
must be made:
1} No project condition, feature, facility or amenity is changed or deleted that had been considered
essential td the project's design, quality, safety or function in that the proposed project entails
the relocation of a portion of the active recreation area {2,467 square feet) and the conversion
of a passive recreation area to an active recreation area (4,288 square feet). Therefore, the
community recreation area will remain as an integral component of the project's design.
2} The request represents an upgrade in overall design features and or materials and improves upon
the project's compatibility with the surrounding neighborhood in that the proposed project
entails the relocation of a portion of the active recreation area (2,467 square feet) and the
conversion of a passive recreation area. to an active recreation area (4,288 square feet). With
the proposed changes, the total active recreation area, 37,786 square feet, will continue to
exceed the minimum 75% requirement of 35,250 square feet for active community recreation
area pursuant to Carlsbad Municipal Code Chapter 21.45, Planned Development Ordinance.
3} The proposed revision does not change the density or boundary of the subject property in that no
additional residential units are proposed, and the boundaries of the project will remain the
same.
4) The proposed revision does not involve the addition of a new land use not shown on the original
permit in that no new land uses are proposed.
5) The proposed revision does not rearrange the major fond uses within the development in that the
major land uses approved in conjunct/on with the Marja Acres project, specifically the
townhomes, senior apartments and the commercial uses, remain as part of the project and the
location is not changing.
6} The proposed revision does not create changes of greater than ten percent provided that
compliance will be maintained with the applicable development standards of the Carlsbad
Municipal Code in that the changes proposed ta the community recreation area represent a 5%
reduction in area from what was approved. However, the active and passive community
recreation areas remain consistent with the minimum requirements prescribed by the Planned
Development Ordinance.
7) The proposed change will not result in any significant environmental impact, and/or require
additional mitigation in that the changes proposed to the community recreation areas are within
the approved development footprint, as analyzed pursuant to EIR 2017-0001.
BJ The proposed change would not result in any health, safety or welfare impacts ill that the active
recreation areas will comply with the applicable ADA requirements.
9) There were not any major issues or controversies associated with the original project which would
be exacerbated with the proposed change in that the active and passive community recreation
areas were not a subject of controversy for the original project, CT 16-07. Further, no new
recreation areas are proposed which would impact the adjacent land uses.
CD 2021-0003 (DEV16038)-MARJA ACRES
March 15, 2021
Page 3
10) The proposed change would not be readily discernable to the decision makers as being
substantially different /ram the project as originally approved in that no changes are proposed to
commercial or residential buildings and the recreation areas will remain in the same locations.
After careful consideration of the circumstances surrounding this request, the City Planner has
determined that the application qualifies for a consistency determination with the approved permit and
therefore, approves the changes to the project based on Planning Division Administrative Policy No. 35.
If you have any questions regarding this matter, please feel free to contact your project planner, Shannon
Harker, at (760) 602-4621 or shannon.harker@carlsbadca.gov.
CITY OF CARLSBAD
DON NEU, AICP
City Planner
DN:SH:cf
c: Marja Dawn Selna, 6284 Forester Drive, Huntington Beach, CA 92648
Stan Weiler, HWL, 2888 Loker Avenue East, Ste. 217, Carlsbad, CA 92010
Jonathan Frankel, Atlantis Group Land Use Consultants, 2488 Historic Decatur Rd., Suite 220, San
Diego, CA 92106
Allison Mclaughlin, Project Engineer,
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