HomeMy WebLinkAbout1998-08-05; Planning Commission; ; CT 97-19|CP 9766|CDP 97-48 - POINSETTIA SHORES AREA Dti%@ -the City of CARLSBAD Planning Department
A REPORT TO THE PLANNING COMMISSION
P.C. AGENDA OF: August 5,1998
Item NO. @
Application complete date: February 17, 1998
Project Planner: Elaine Blackbum
Project Engineer: Clyde Wickham
SUBJECT: CT 97-19/CP 9766/CDP 97-48 - POINSETTIA SHORES AREA D - Request
for Tentative Tract Map, Condominium Permit, and Coastal Development Permit
to develop a 28-unit single-family detached residential project on a 4.5 acre site
located on the northwest side of Avenida Encinas and immediately east of the
AT&SF railway within the Poinsettia Shores Master Plan and within Local
Facilities Management Zone 9.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolutions No. 4304, 4305, and
4306 APPROVING CT 97-17, CP 97-06, and CDP 97-48 based upon the findings and subject
to the conditions contained therein.
11. INTRODUCTION
The applicant for this project is requesting approval of a tentative tract map, a condominium
permit, and a coastal development permit to allow development of 28 single-family detached
condominium residences on a pre-graded pad in Planning Area D of the Poinsettia Shores Master
Plan. All necessary infrastructure improvements have already been provided through the Master
Plan or will be provided with the proposed project. These improvements include all frontage and
project-related roadways and the extension of existing sewer facilities. The approval of the
Poinsettia Shores Master Plan included several findings of consistency with the General Plan.
Consequently, all subsequent development of the individual planning areas consistent with the
Master Plan is also consistent with the General Plan. Planning Area D is designated RM and is
allowed 23 dwelling units plus additional units transferred from other planning areas up to the
top of the RM range (8 ddac). The Master Plan specifically allows the planning area to exceed
the RM growth control point (6 ddac) but not the RM range (4-8 ddac). The proposed project
provides 28 dwelling units (including 5 units transferred from other planning areas) and has a
density of 6.2 ddac. Therefore, the proposed project is consistent with the General Plan.
The proposed residences will be developed in four-unit clusters of single-family detached
structures accessed off a series of private drives. The project has a density of 6.2 dwelling units
per acre (ddac), which is within the density allowed by the Master Plan. The project includes a
private (Master Plan) pedestrian trail system and incorporates a landscaped noise wall (to
mitigate noise impacts from the adjacent railway). The project is consistent with the approved
Poinsettia Shores Master Plan in all respects. There are no planning issues associated with the
project as designed, and staff supports the project.
_- h
CT 97-1 9/CP 97-06/CDP 9‘1-48 - POINSETTIA SHORES AREA D
August 5, 1998
111. PROJECT DESCRIPTION AND BACKGROUND
The project site is a generally-flat pad containing no sensitive vegetation or unique physical
features. The site was mass graded pursuant to an earlier approved tentative map (CT 94-01) for
the Master Plan.
The project site and the surrounding residential planning areas of the Master Plan are designated
for RM (Residential Medium Density) development by the General Plan. Some of these
planning areas are already built or are under construction currently. The planning areas to the
West (across the railway) are currently undeveloped and are designated for future travel
services/commercial development.
The proposed project is a 28-unit residential condominium development. The project has three
floor plans which were previously approved for development in the southern portion of Planning
Area B-1 by the same builder (Watt Homes). The units range from 1,69 1 to 2,155 square feet in
size. All of the structures will have two stories. The units will have stucco facades in earthtone
shades. Trim colors will be in a range of related neutral colors. Roofs will be of tile.
The project involves airspace ownership only. Everything outside of the individually-owned
airspace is common area. Within the common area there will be some exclusive use areas (i.e.
the private rear yards). The entry areas landscaping and other common areas will be maintained
by the homeowners’ association. Patios, patio covers, balconies, and trellises will be allowed as
shown on the detailed exhibit which is a part of the plan set.
The overall development design incorporates a clustered layout wherein each four-unit cluster
takes access off of a series of 24’ wide courtyards. This design allows the project to achieve the
permitted density while avoiding the appearance of long rows of garages along one or two
streets. The primary street in the planning area will be 36’ wide. All guest parking will be
provided on this street, which will allow parking on both sides.
The project includes a combination noise wallherm along the West side of Street A to buffer the
proposed residences from expected railway noise impacts. Adjacent to this noise wall (on the
West side of it) is a private pedestrian trail required by the Master Plan. The trail will consist of
a 5’-wide decomposed granite pathway with amenities (seating, trash receptacles, etc.) as
required by the Master Plan. A protective fence will be provided between the trail and the
railroad tracks. The area which serves as a trail also serves as a 2O’-wide public utility access
easement for the project. (A gate in the northern portion of the noise wall will provide vehicular
access to the easement.) This easemenutrail area will include landscaping to soften the
appearance of the noise wall.
IV. ANALYSIS
The project is subject to the following regulations and requirements:
A. Carlsbad General Plan RM (Residential Medium Density) designation regulations;
I- -
CT 97-1 9/CP 97-06/CDP Y 1-48 - POINSETTIA SHORES AREA D
August 5, 1998
Page 3 -
B. Subdivision Map Act and City of Carlsbad Subdivision Regulations (Title 20 of the
Carlsbad Municipal Code);
C. Poinsettia Shores Master Plan MP 175(G) requirements and Planned Unit
DevelopmentKondominium Permit regulations (Chapter 2 1.45 of the Carlsbad
Municipal Code);
D. Inclusionary Housing regulations (Chapter 21.85 of the Carlsbad Municipal Code);
E. Coastal Development regulations for the Coastal Agriculture Overlay Zone and West
Batiquitos LCP Segment (Chapters 21.201 and 21.202, of the Carlsbad Municipal Code);
F. Growth Management regulations (Chapter 21.90 of the Carlsbad Municipal Code); and
G. California Environmental Quality Act (CEQA) regulations.
The recommendation for approval for this project was developed by analyzing the project’s
consistency with the applicable City regulations and policies. The project’s compliance with
each of the above regulations is discussed in detail in the sections below.
A. General Plan
The approval of the Poinsettia Shores Master Plan included several findings of consistency with
the General Plan. Consequently, all subsequent development of the individual planning areas
consistent with the Master Plan is also consistent with the General Plan. Planning Area D is
designated RM and is allowed 23 dwelling units & additional units transferred from other
planning areas up to the top of the RM range (8 ddac). The Master Plan specifically allows the
planning area to exceed the RM growth control point (6 ddac) but not the RM range (4-8 ddac).
The proposed project provides 28 dwelling units (including 5 units transferred from other
planning areas) and has a density of 6.2 ddac. Therefore, the proposed project is consistent with
the General Plan.
B. Subdivision Map Act and City of Carlsbad Subdivision Regulations
The Engineering Department has reviewed the proposed project and concluded that it complies
with all applicable subdivision regulations as designed and conditioned. The project will not
result in any environmental damage to the site since it contains no sensitive species or habitat.
The site is of sufficient size (approximately 4.5 acres) and configuration to accommodate the
proposed development while complying with all applicable development standards, including
structure setbacks and separation requirements. The proposed setbacks and structure separations
and the design of the units will allow for adequate air circulation and the opportunity for passive
heating and cooling. Some improvements (e.g., Avenida Encinas) have been constructed as part
of the Poinsettia Shores Master Plan. All frontage and project-related roadways and the
extension of existing sewer facilities will be constructed concurrent with the development of the
project.
CT 97- 191CP 97-061CDP 9 / -48 - POINSETTIA SHORES AREA D
August 5, 1998
30’12 stories (with 3/12 pitch)
2 full-sized cov’d sD’s/du
C. Poinsettia Shores Master Plan and Planned Unit Development/Condominium
Permit
27’
2-car garages
The proposed project is consistent with the applicable regulations of the Poinsettia Shores Master
Plan and the PUD (condominium standards) regulations as shown in Table C below.
Table C: MASTER PLAN AND PUD/CP COMPLIANCE
Min. Lot Size (MP)
Min. Front Yard Setback
Min. Distance b/t Structures (MP)
(MP)
Min. Street Width (Private
Streets)
Min. Private Driveway
Widths (MP)
Min. Setback from Avenida
Encinas (MP)
Max. Building Height (MP) -.
Resident Parking (CP)
Visitor Parking (CP)
Recreational Space (CP)
1. Private
2. Common
Storage Space
R. V. Storage (MP & CP)
n/a
garages: 5’ from private
driveways
107
(with allowed intrusions up to
2’ per C.M.C. Section
21.45.090@)5)
30’ (no parking)
32’ (parking on 1 side)
36’ (parking on 2 sides)
24’
20’ min./25’ avg.
air space ownership only
garages: 5’ from private
driveways
~~ 10’
(with allowed intrusions up to
2’ per C.M.C. Section
21.45.090(b)5)
Street A - 36’
(parking on 2 sides)
24’
20’ min.125’ avg.
10 spaces I 10+ spaces
(5 sp’s. for 1st 10 units; 1
sp.14 du above 10)
5,600 sf (total)
(200 sf/du)
n/a
(provided in Planning Area
M)
392 cf/du
n/a
(provided in Planning Area E)
(dispersed along Street “A”)
5,850 sf (total)
(in private yards)
n/a
(provided in Planning Area
M)* provided within individual
garages
560 sf
(provided in Planning Area
E)** * The requirement to provide common recreation area applies only to units developed under the City’s
PUD ordinance. However, the Poinsettia Shores Master Plan included the creation of a centralized
recreation area (Planning Area M) of sufficient size (2.0 developable acres or 87,120 square feet)
CT 97- 19/CP 97-06/CDP Y 7-48 - POINSETTIA SHORES AREA D
August 5,1998
Library
Waste Water Treatment
Parks
Drainage
Circulation
that it would be able to serve the needs of all homeowners in the Master Plan and not just those who
developed under the PUD ordinance. Therefore, the centralized recreation area in Planning Area M
will provide sufficient space to meet the requirements of the proposed project.
51.91 sf Yes
n/a Yes
nla Yes
nla Yes
280 ADT Yes
** Buildout of the full Master Plan (exclusive of the affordable units) would require 9,480 square feet
of RV parking area. Planning Area E contains 2 1,780 square feet of area. Therefore, Planning Area
E can easily provide more RV parking area than is required for the total Master Plan development.
D. Inclusionary Housing
The City’s Inclusionary Housing regulations require that a minimum of 15% of all approved
units in any residential specific plan or qualified subdivision be made affordable to lower income
households. The inclusionary housing requirement for the Poinsettia Shores Master Plan is being
satisfied through the purchase of credits in the Laurel Tree inclusionary housing development.
Table D: INCLUSIONARY HOUSING COMPLIANCE
E. Coastal Development Regulations
The project site is within the West Batiquitos segment of the Local Coastal Program. The
proposed project is consistent with the approved Poinsettia Shores Master Plan which serves as
the land use portion of the Coastal Program segment for this site. The Master Plan approval was
conditioned to require the payment of agricultural land conversion mitigation fees, and the
Master Plan contained some public trails. The agricultural mitigation fees have all been paid,
and Planning Area D does not contain any of the public trails. It contains only a private
pedestrian trail. Therefore, the proposed project is also consistent with the adopted Coastal
regulations.
F. Growth Management
The proposed project is located within Local Facilities Management Zone 9 in the Southwest
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
I I 11 City Administration I 97.34 sf I Yes II
CT 97-19/CP 97-061CDP 9 1-48 - POINSETTIA SHORES AREA D
August 5, 1998
Page 6
1 Open Space da Yes
Schools CUSD Yes I I II Sewer Collection System I28EDU 1 Yes II I I II Water I 6,160 GPD I Yes I1
V. ENVIRONMENTAL REVIEW
The proposed project is within the scope of the previously reviewed and approved environmental
documents for the site, and, pursuant to CEQA Sections 15 162 - 15 164, there has been no change
in conditions or discovery of new information which would result in the identification of
additional or new environmental impacts. Environmental impacts were identified through
several previous documents including EIR 84-03 (for the Batiquitos Lagoon Educational Park
Master Plan), a Mitigated Negative Declaration for the Poinsettia Shores Master Plan (CT 94-
Ol/HDP 94-03), and the Citywide General Plan Update Master EIR (MEIR 93-01). All
mitigation measures required for the Poinsettia Shores Master Plan have been completed to the
City’s satisfaction. Therefore, the Planning Director has concluded that all potential
environmental impacts of the project have been previously considered and the project is in
compliance with the previously approved environmental documents. All required mitigation
measures have been implemented previously.
ATTACHMENTS:
1.
2.
3.
4.
5.
6.
7.
8.
9.
Planning Commission Resolution No. 4304
Planning Commission Resolution No. 4305
Planning Commission Resolution No. 4306
Location Map
Background Data Sheet
Local Facilities Impact Assessment Form
Disclosure Statement
Reduced Exhibits
Full Size Exhibits “A” - “L” dated July 1, 1998
EB:kc
POINSETTIA SHORES
P. A. D
CT 97-1 9/CDP 97-48lCP 97-06
BACKGROUND DATA SHEET
CASE NO: CT 97-1 9/CP 97-06KDP 97-48
CASE NAME: Poinsettia Shores Area D
APPLICANT: Noriko Sairza
REQUEST AND LOCATION: a 5-lot/28-Unit single familv residential Droiect on the
northwest side of Avenida Encinas and immediatelv east of the AT&SF Railwav
LEGAL DESCRIPTION: Lot 8 of MaD 13181
APN: 2 16-5 10-06 Acres: 4.5 Proposed No. of Lots/Units: 5 lots/28 units
GENERAL PLAN AND ZONING
Land Use Designation: RM
Density Allowed: 8 ddac
Existing Zone: PC
Surrounding Zoning and Land Use: (See attached for information on Carlsbad’s Zoning
Requirements)
Density Proposed: 6.2 ddac
Proposed Zone: Ida
Zoning Land Use
Site PC (RLM/RM) undeveloped
North PC (RLM/RM) single family
residential
south PC (RLM/RM) undeveloped
East PC (RLM/RM) undeveloped
West PC (RLM/RM) undeveloped
PUBLIC FACILITIES
School District: CUSD Water District: CMWD Sewer District: CMWD
Equivalent Dwelling Units (Sewer Capacity): 28
Public Facilities Fee Agreement, dated: November 20. 1997
ENVIRONMENTAL IMPACT ASSESSMENT
[3 Negative Declaration, issued
0 Certified Environmental Impact Report, dated
Other, Prior ComDliance
- -
CITY OF CARLSBAD
GROWTH MANAGEMENT PROGRAM
LOCAL FACILITIES IMPACTS ASSESSMENT FORM
(To be Submitted with Development Application)
PROJECT IDENTITY AND IMPACT ASSESSMENT:
FILE NAME AND NO: Poinsettia Shores Area D - CT 97-19/CP 97-O6/CDP 97-48
LOCAL FACILITY MANAGEMENT ZONE: 9 GENERAL PLAN: RM
ZONING: PC
DEVELOPER’S NAME: Noriko Saiga
ADDRESS: 23 172 Plaza Pointe Drive Suite 155. Laguna Hills. CA. 92653
QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 4.5 ac/5 lots/28 du
ESTIMATED COMPLETION DATE:
PHONE NO.: (714) 598-0100 ASSESSOR’S PARCEL NO.: 216-510-06
A.
B.
C.
D.
E.
F.
G.
H.
I.
J.
K.
City Administrative Facilities:
Library:
Wastewater Treatment Capacity (Calculate with J. Sewer)
Park: Demand in Acreage =
Drainage :
Demand in Square Footage =
Demand in Square Footage =
Demand in CFS =
Identify Drainage Basin =
(Identify master plan facilities on site plan)
Circulation: Demand in ADT =
(Identify Trip Distribution on site plan)
Fire:
Open Space: Acreage Provided =
Schools:
(Demands to be determined by stafo
Sewer: Demands in EDU
Served by Fire Station No. =
Identify Sub Basin =
(Identify trunk line(s) impacted on site plan)
Water: Demand in GPD =
97.34
51.91
n/a
n/a
n/a
DAA
280
2&4
n/a
CUSD
28
n/a
6.160
DISCLOSURE STATEMENT
Applicant's statement or disclosure of certain ownership
applications which will require discretionary action on the
Council or any appointed Board, Commission or Committee.
The following information must be disclosed:
1.
2.
3.
4.
APPLICANT
List the names and addresses of all persons having
application.
interests on all
part of the City
a financial interest in the
KAIZA POINSETTIA CORPORATION
23172 PLAZA POINTE DRIVE
SUITE 155
LAGUNA HILLS, CA 92653
OWNER
List the names and addresses of all persons having any ownership interest in the
property involved.
KAIZA POINSETTIA CORPORATION
23172 PLAZA POINTE DRIVE
SUITE 155
CA 97653
If any person identified pursuant to (1) or (2) above is a corporation or partnership,
list the names and addresses of all individuals owning more than 10% of the shares
in the corporation or owning any partnership interest in the partnership.
If any person identified pursuant to (1) or (2) above is a non-profit organization or a
trust, list the names and addresses of any person serving as officer or director of
the non-profit organization or as trustee or beneficiary of the trust.
2075 Las Patrnas Dr. - Cartsbad, CA 92009-1576 - (619) 438-1161 FAX (61 9) 438-0894
" -- -. --- ,v- d-- UU"U __, b3, ,-3o 1L.s LJ 5. Have you had mc-- *Tan 8250 wonh of business tra-- ad with any member of
City staff, Boards. Ayrnmissions, Comminees andlor COW ,cil within the past twelve
(1 2) months? 0 Yes NO If yes, please indicars personts):
Penon is dmfined as "A& .fndwidurl, 'fk, .co-paftnership, jOiM ' venture, associatlon, social club, fraternal organization,. cerparadon,:ratae, trust. receiver,. syndicamthis and any oxher county. 'ciw
and counry, : clw .municipalRy, ..dimict '.or :o~her .polhicsl subbivirion .or any other group -or
.. . . .. .. .. .. - .*. . . _. .. combindon acting asa unit.*. ,'. yi .1-: _.._ _. '' . - . .. .. . .. ..
Signature of applicant/date
NORIKO SAIGA 11-03-97
Print or type name of owner Print or type name of applicant
Disclosure Statement 10196 Page 2 of 2
I
Supplement to Question #3 of
Disclosure Statement
1. Toshihiko Saiga, President
50% Shareholder
1-1 -25 Kainocho-Nishi
Sakai City, Osaka
JAPAN
(949) 348-7383
2. Noriko Saiga, SecretaryNice-President 25% Shareholder
27176 Woodbluff Road Laguna Hills, CA 92653
(949) 348-7383 Ext. 22
3. Kisaburo Saiga, Chief Financial mcer
25% Shareholder
1-1 -25 Kainocho-Nishi Sakai City, Osaka
JAPAN
(949) 348-7383
SM~ I of 4 sHrm
C. D. P. 9 7-18
CT. 87-11 C.P. 97-06
\- - ti-
I.,. .-e. - ..- ..
TENTATIVE MAP
POINSETTIA SJIORES PLANNING AREA 'i
FOR
.I I
mw
t U.1
C.T. 87-18 C.P. 87-06 C.D.P. 87-46
=%%SF
POINSE f flA SHORES
8 PlA NNINC AREA '0'
I
GREAT ROOM
DINING RM.
I
L
. PORCH L
2 CAR GARAGE
PLAN 2
FIRST FLOOR PLAN 2 1 14.4 L(y
1699 SF
i
LOFT
It7 i \
SECONDFLOOR PLAN 2 1 W=I'-U
FRONT ELEVATION - 2 1/4'=1'-0"
P
A
RIGHT ELEVATION 114-=1 LO.
I
H
LEFT ELEVATION 1 W=1 'a
LIVING ROOM
GARAGE
FAMILY RM.
PLAN 3
FIRST FLOOR PLAN 3A
1869 SF
1 /4'=1'-0-
i
I/' I
I
I I I I I I I I I I I I
MASTER BDRM.
SECOND FLOOR PLAN 3A 1 te=j '4r
H
I
FRONT ELEVATION 3 114'=1'-4
REAR ELEVATION 1 N.=l 'e
n
LER ELEVATION 1 &.=I ‘-r
RIGHT ELEVATION 1 /4’=1 ‘-cr
NOOK
2 CAR GARAGE
[FOYER I
1 FAMILY ROOM
fI U
DINING RM.
LIVING ROOM
OPTIONAL WOOD DECK ABOVE
PLAN 30
2152 SF
r
/
M. BATH MASTER BEDRM.
oi io
BEDRM. 2
f
OPTIONAL WOOD DECK
-
-1 I I I I I I I I I I I I I I I I I I
SECOND FLOOR PLAN 30 1 14'=1 '-Cr
n
FRONT ELEVATION 30 f IA=4CW
OPTIONAL WOOD DECK
I
REAR ELEVATION 1/43 'e
?
A
OPTIONAL WOOD DECK
RIGHT ELEVATION
\ \\\ \\
‘LANDSCAPE1 CONCEPT PLAN,
!POINSETTIA1 SHORES
AREA D, LOT 81
,-\