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HomeMy WebLinkAbout1998-06-17; Planning Commission; ; CT 93-09A|HDP 93-09A|CDP 97-54 - OCEAN BLUFF. The City of CARLSBAD Planning Department A REPORT TO THE PLANNING COMMISSION P.C. AGENDA OF: June 17,1998 Application complete date: January 12, 1998 Project Planner: Anne Hysong Project Engineer: Mike Shirey SUBJECT: CT 93-09(AYHDP 93-O9(AVCDP 97-54 - OCEAN BLUFF - Request for approval of a tentative map revision, hillside development permit amendment and coastal development permit for minor grading changes, a sewer line realignment, the subdivision of the former affordable housing lot into four single family lots, and the partial improvement and grading of Poinsettia Lane to its full width right- of-way between Aviara Parkway and Black Rail Road in the Zone 20 Specific Plan and Local Facilities Management Zone. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution Nos. 43 18,43 19, and based on findings and subject to the conditions contained therein. 4320 RECOMMENDING APPROVAL of CT 93-09(A), HDP 93-09(A), and CDP 97-54 11. INTRODUCTION The applicant is requesting approval of a revised tentative subdivision map, hillside development permit amendment, and a new coastal development permit to allow minor grade changes, delete an affordable housing lot and add four single family lots, add Poinsettia Lane Reach I1 to the required off-site improvements, and incorporate building placement and architecture as required by the approved Hillside Development Permit. As designed and conditioned, the proposed project is in compliance with the General Plan, Zone 20 Specific Plan, Mello I1 Local Coastal Program (LCP), the Subdivision Ordinance, and relevant Zoning Ordinance regulations. 111. PROJECT DESCRIPTION AND BACKGROUND The Ocean Bluff project is located within the boundaries of Area C of the Zone 20 Specific Plan and Mello I1 LCP segment. The 31.2 acre site is designated RLM by the General Plan allowing low medium residential density and zoned R- 1-7500-4 allowing single family development. A tentative map, hillside development permit, and site development plan were approved on April 2, 1996 for a standard 92 lot single family subdivision, one multiple family lot with a 16 unit affordable housing apartment project, one 3 acre open space lot, and the off-site grading and improvement of half width right-of way of Poinsettia Lane Reach I between Aviara Parkway and Street A. The approved tentative map will expire on April 2, 1999. The proposed project P CT 93-09(A)/HDP 93-09(. L,/CDP 97-54 - OCEAN BLUFF June 17,1998 Page 2 consists of a tentative map revision, hillside development permit amendment, and coastal development permit to allow: grading of off-site Poinsettia Lane Reach 1 to the full width right-of-way between Aviara Parkway and Street A (previously approved at 60’ width); 0 0 grading of off-site Poinsettia Lane Reach I1 between Street A and Black Rail Road to full width right-of-way; 0 changes to pad grades to accommodate a sewer realignment to the north resulting from the final design of Black Rail Road (now shown on the revised map); 0 the subdivision of the former affordable housing site into 4 single family lots; 0 building placement and architectural design of single family units on each single family lot; and 0 mitigation through the purchase of credits in an off-site habitat mitigation bank or off- site revegetation for disturbance to .35 acres of coastal sage scrub habitat and .45 acres of southern maritime chaparral resulting from the proposed Poinsettia Lane Reach I1 improvements. The proposed Poinsettia Lane Reach I off-site improvement would result in the dedication and grading of the full width right-of-way for this road segment and construction of the center two lanes, one on each side of a raised unimproved median. The revised design is consistent with the improvements funded by the recently formed Bridge and Thoroughfare District (B&TD) No. 2 and would enable the developer to take full advantage of the reimbursement program allowed under the B&TD. The City and the developer have also agreed to extend the developer’s obligation for the construction of Poinsettia Lane to Black Rail Road (Reach 11). This segment will also be improved to full width grading, two travel lanes and an unimproved raised median. Reach I1 is also reimbursable under B&TD No.2. Economies of scale can be utilized to construct Reach I1 of Poinsettia Lane with the Ocean Bluff project, since Ocean Bluff already is obligated to construct Reach I to gain access to their site. This will ultimately decrease the total construction cost of this segment of Poinsettia Lane. Proposed grading revisions to the approved tentative subdivision map consist of the lowering and raising of pad grades abutting Black Rail Road and at the intersection of Poinsettia Lane and Black Rail Road consistent with the final design of Black Rail Road approved as part of the Cobblestone subdivision to the north. The changes in road and pad grades are within 5’ of the approved grades. The new design eliminates the 2:l slopes on the single family lots thereby increasing usable rear yards and redirects the sewer line serving the northeastern portion of the site to Black Rail Road where it will connect to the Cobblestone sewer line. The proposed revised tentative map would subdivide the former affordable housing lot into 4 single family lots thereby increasing the total number of lots from 94 (92 single family lots, one multiple family lot, and one open space lot) to 97 (96 single family residential lots and one open space lot). This action is consistent with the Ocean Bluff tentative map condition of approval requiring that should the project’s inclusionary housing obligation be satisfied off-site, the h CT 93-09(A)/HDP 93-09(A)/CDP 97-54 - OCEAN BLUFF June 17,1998 developer must process a tentative map revision to subdivide the multiple family lot (Lot 93) into not more than 4 standard single family lots. On December 2, 1997, the City Council approved the applicant’s request to purchase credits off-site in the Villa Loma affordable housing project in lieu of constructing the 16 unit affordable apartment project approved on Lot 93. To ensure consistency with the Hillside Ordinance architectural design standards and Specific Plan architectural standards, the approved p,roject was conditioned to require Planning Director approval of a hillside development permit amendment for building placement and architecture prior to building permit issuance. The tentative map revisions discussed above also require approval of a hillside development pennit amendment; therefore, building placement and architecture are before the Planning Commission as part of the amendment. The project is also subject to the R-1 One Family zoning regulations requiring yard setbacks and restricting building height and coverage. Therefore, the proposed building placement and architecture have been reviewed for consistency with the R-1 zone standards as well as the Hillside Development Ordinance and Zone 20 Specific Plan architectural standards. Three architectural styles (Spanish, Monterey, and Craftsman) are proposed for each of three one and two story floor plans. The proposed single family units range in size from 2,320 square feet to 3,334 square, and all have two car garages with an optional third car tandem garage. The project is subject to the following land use plans, policies, programs and zoning regulations: A. General Plan B. Zone 20 Specific Plan (SP 203) C. Mello I1 Local Coastal Program segment D. Carlsbad Municipal Code, Title 21 (Zoning Ordinance) including: 1. 2 Chapter 2 1.95 - Hillside Development Regulations; Chapters 21.201 and 21.203 - Coastal Development Procedures and Coastal Resource Protection Overlay Zone. E. Carlsbad Municipal Code Title 20 (Subdivisions) F. Growth Management IV. ANALYSIS The recommendation of approval for this project was developed by analyzing the project’s consistency with the applicable policies and regulations listed above. The following analysis section discusses compliance with each of these regulations/policies utilizing both text and tables. CT 93-09(A)/HDP 93-09,' .)/CDP 97-54 - OCEAN BLUFF June 17,1998 A. General Plan The proposed project revisions including the full width right-of-way of Poinsettia Lane Reach I and addition of Poinsettia Lane Reach 11, four additional single family lots, and building placement and architecture are consistent with the applicable policies and programs of the General Plan. Particularly relevant to these proposed revisions are the Land Use, Circulation, Open Space and Conservation, and Noise Elements of the General Plan. Element Land Use Open Space Circulation Noise Use Classification, Goal, Objective, or Program RLM (0-4 Dwelling Units/Acre) ~ GCP (3.2 Dwelling Units/Acre) Adequate provision of public facilities in accordance with Growth Management performance standards Protect rare, threatened or endangered species Minimize impact from new development on hillsides Require new development to construct all roadways necessary to serve proposed development prior to or concurrent with need. 60 dBA CNEL is the exterior noise level and 45 dBA CNEL is the interior noise level to which all residential units shall be mitigated. Proposed UsesAmprovements Single Family - 3.2 Dwelling Units/ Acre The project is conditioned to construct/install all public facilities to serve the subdivision including Poinsettia Lane and Black Rail Road; public facilities are adequate in Zone 20 to satisfy the demand. Impacts to .35 acres of Coastal Sage Scrub habitat and .45 acres of southern Maritime Chaparral to be mitigated in an off-site habitat mitigation bank or through revegetation. Architecture is in scale with terraced building pads and visually compatible with natural landscape. Project is conditioned to complete all street improvements prior to occupancy of any unit. Future projects along off-site Poinsettia Lane Reaches I and I1 must comply with noise standards. Compliance Yes Yes Yes Yes Yes Yes DESIGN CRITERIA 50% of ridge line units shall be single story around 50% of footprint Variety of roof, wall, and accent materialskolors CT 93-09(A)/HDP 93-09(A)/CDP 97-54 - OCEAN BLUFF June 17,1998 COMPLIANCE 50% of these units are single story units Three exterior color schemes for wall, trim, and accent which will blend into the natural hillside landscape Page 5 B. Zone 20 Specific Plan The Zone 20 Specific Plan requires project compliance with all applicable land use plans, policies, and ordinances. The following discussion describes the proposed project’s conformance with the relevant Specific Plan regulations which include land use, zoning. development standards, Mello I1 LCP regulations, and open space preservation. Land Use The project is located within Area C of the Specific Plan. Properties within this area are designated for Residential Low-Medium (RLM) density development allowing 0 - 4 dwelling units per acre by the General Plan with a Growth Control Point (GCP) of 3.2 dwelling units per acre.. Although the proposed map revision would increase the total number of residential lots from 93 to 96, the total number of units would decrease from 108 to 96 due to the deletion of the 16 unit affordable project. The revised density of 3.2 dwelling units per acre is consistent with the GCP. On April 2, 1996, the Ocean Bluff property was rezoned R-1-7500-Q concurrent with tentative map approval. A site development plan for the affordable housing project was approved thereby satisfling the Qualified Overlay “Q” designation. The revised project includes building placement, floor plans, and architectural elevations which must be consistent with the R-1 zone development standards and Zone 20 architectural standards. As shown on the following table, the project meets or exceeds the R-1 zone standards: REGULATION Lot Size Building Height Setbacks (Lots 92 - 96) Lot Coverage Garage STANDARD Minimum - 7,500 Square Feet Maximum - 30 Feet (Minimums) Front Yard: 20 Feet Side Yard: 10% Lot Width Rear Yard: Maximum - 40% 2 Car - 20 Feet X 20 Feet 2 X Side Yard 8,085 - 8,972 Square Feet Front Yard: 20 Feet - 40 Feet Side Yard: 6 Feet Minimum Rear Yard: 12 Feet - 104 Feet 2 Car Garage with optional tandem I < 40% 1 third car garage The proposed building placement and architecture are consistent with the Zone 20 architectural standards as specified in the following table: CT 93-09(A)/HDP 93-09(~)/CDP 97-54 - OCEAN BLUFF June 17,1998 I DESIGN CRITERIA COMPLIANCE Variety of one and two story Three floor plans: one single story and two two-story units Variety of architectural Spanish, Monterey, and Craftsman architecture with stone, features wood and wrought iron trim, and Spanish and shake roof tile in variety of colors; shutters, french doors Variety of roof heights and Combination of one and two story roof elements with hip and masses gable roofs Window/door enhancement Recessed, arched, and paned windows on all elevations Variety of garage designs, Two car garages (tandem third car garage) - combination of facades and orientations two car and separate single car garage doors Articulated building forms Recessed entries, doors, windows, balconies and porches; multiple building planes on fronthear elevations; multi-level roofs; one and two story exterior elements Page 6 C. Mello I1 LCP The project received approval of a Local Coastal Permit from the California Coastal Commission in July 1996. Coastal Commission staff have found that proposed revisions to the tentative map and Poinsettia Lane Reach I are minor design changes requiring no further review by the Commission. They have also determined that the addition of the Poinsettia Lane Reach I1 roadway segment and single family dwelling placement and architecture must be considered by the City under a new coastal development permit. There are no specific LCP regulations for building placement or architecture beyond those required by the R-1 zone, and as shown above, the proposed project complies with R- 1 development standards. Mello I1 LCP regulations relevant to the Poinsettia Lane Reach I1 roadway segment restrict grading during the rainy season and require the provision of drainage facilities and erosion and sediment control in accordance with the City’s Master Drainage Plan. The project is conditioned to restrict grading during the rainy season, and drainage facilities would be provided in accordance with the City’s Master Drainage Plan. Issuance of the required grading permit and improvement plans will ensure that all erosion control, sediment control, and drainage facilities are utilized or constructed in accordance with City standards. D1. Hillside Development Regulations Although the pad grades are being lowered and raised within the eastern portion of the subdivision to accommodate the final design of Black Rail Road and to enable the sewer line serving the northeastern area of the site to achieve gravity flow through connection with sewer facilities to the north, changes are within 5’ of the previously approved grades. The previously approved hillside grading design has been retained; therefore, the project substantially conforms with the approved hillside grading design. The proposed Poinsettia Lane Reach I1 road segment does not require hillside review in that the underlying topography is relatively flat (less that 15% slope). STANDARD Sufficient setback from adjoining downhill slope Dominant roof and hillside slope are parallel Exterior materials/colors which are consistent with the natural landscape CT 93-09(A)/HDP 93-09(~)/CDP 97-54 - OCEAN BLUFF June 17,1998 Page 7 PROPOSED Minimum 15’ Dominant roof and hillside slopes are parallel and one and two story roof lines are provided along ridgelines Exterior materials include cement tile roofs, stucco with wood and stone trim and earth tone colors HDP 93-09 was conditioned to require Planning Commission approval of an amendment to the Hillside Development permit to ensure that future architecture is consistent with the Hillside Development Ordinance architectural standards as shown on the following table: REGULATION View preservation and enhancement Hillside architecture D2. Coastal Development and Resource Protection Overlay Regulations See discussion under Item C. Mello I1 LCP above. E. Tentative Map Revisions In accordance with Section 20.12.120 of the Carlsbad Municipal Code, revised tentative maps may be processed upon findings that the proposed subdivision map generally conforms to the street and lot configuration shown on the approved tentative map, involves one contiguous area, contains all required information, and is filed within 18 months of the approved tentative map. The proposed revised tentative map conforms to these requirements since it generally conforms to the original subdivision design, includes one contiguous area consisting of the entire original subdivision, contains all of the required information which must be included on tentative maps filed pursuant to CMC Chapter 20.12, and was filed within 18 months after the approval of the original tentative map. F. Growth Management The impacts on facilities resulting from the proposed revisions would be the same or less than the impacts previously reported for the approved subdivision. The total dwelling units are reduced from 108 to 96. This reduction is the result of the deletion of the 16 unit affordable housing project on Lot 93. V. ENVIRONMENTAL REVIEW The project is located within the boundaries of the Zone 20 Specific Plan (SP 203) which covers the 640 acre Zone 20 planning area. The direct, indirect, and cumulative environmental impacts from the future development of Zone 20 have been analyzed in the Final Program Environmental CT 93-09(A)/HDP 93-09ti+)/CDP 97-54 - OCEAN BLUFF June 17,1998 Page 8 Impact Report (PEIR 90-03). In accordance with the Zone 20 PEIR requirements, additional project level studies were conducted and analyzed for the approved Ocean Bluff project and a Notice of Prior Environmental Compliance was issued on September 27, 1995. The approved subdivision was conditioned to mitigate 3.98 acres of habitat impacted by the Poinsettia Lane Reach I and Street A alignments, and this mitigation has been completed through the approval of a 4d permit and purchase of credits in the Highland Mitigation Bank. The Zone 20 PEIR identified biological impacts to coastal sage scrub and southern maritime chaparral within the proposed Poinsettia Lane Reach I1 alignment. In accordance with the Zone 20 PEIR requirements, an additional project level biological analysis was performed for the Poinsettia Lane Reach I1 off-site improvement. The analysis identified specific mitigation necessary to reduce biological impacts identified by the Zone 20 PEIR. Proposed mitigation for disturbance to .35 acres of coastal sage scrub habitat and .45 acres of southern maritime chaparral consists of the purchase of credits in an off-site habitat mitigation bank andor revegetation at an off-site location within Zone 20 upon approval by the City of Carlsbad, United States Fish and Wildlife Service, and California Department of Fish and Game. Impacts beyond what was analyzed in the final PEIR would not result from implementation of the revised project; therefore, this project qualifies as subsequent development to both the Zone 20 PEIR and City’s MEIR as identified in Section 21083.3 of the California Environmental Quality Act. The Planning Director issued a Notice of Prior Environmental Compliance on May 8,1998. ATTACHMENTS: 1. 2. 3. 4. 5. 6. 7. 8. 9. Planning Commission Resolution No. 43 18 Planning Commission Resolution No. 43 19 Planning Commission Resolution No. 4320 Location Map Notice of Prior Environmental Compliance dated May 8, 1998 Environmental Impact Assessment Form, Part 11, dated March 9, 1998 Background Data Sheet Disclosure Statement Planning Commission Resolution No. 3869 - 10. Planning Commission Resolution No. 3871 1 1. Reduced Exhibits 12. Exhibits “A” - “Z ” dated June 17, 1998 AH:kc -mi- L- P. E - City of Carlsbad DISCLOSURE STATEMENT Applicant’s seakmmt or diirolomas of Ccrtrin owwnhip interests on dl applications which will require discretionary action on the put of the City Council or any appointed Boirrd, Commission or Comminrs. 1. APPLICANT (Not the applicant’s agent1 hid. the FOmE’&J&Q& lruki of the applicant and the nrtw of the legal ewirersliip (!.e, partnershi daunts in common, non-rmfit. cnmontion. LE). -- Catellus kesidential Group, Ifre. California Corporation Catellus Residential Group, Inc. 5 Park Plaza, Suite #400, Irvine, CA 92614 Ligt ihs nmas aid rddrssus Of && perc.0ns having a fhmoiol inmost in the nppllcatlcn - 2. OWNER (Not tho oWnar’a agcnt) PKIVide tht ownership (i.e putnmhip. mmu in emrnon. aan-pofit, capontion, a): Lgw name of tbe property owner urd the nature of the Iqa! Catellus kesidential Group, Inc. !I Park PI aza,Suite #400, Irvine, CA 9261 4 Lict tbc nmos and rddrcw of & pcrsons hirig my ownership interest in the ~nvolvtd. Catellus Residential Group, Inc. 5 Park PI aza, Suite #400, Irvine, CA 92614 .. . --- - ...-- 2075 La Pslmmr Or, - Carlsbad, CA 8200rb1576 e (760) 438-1 167 - PAX (790) 438-0894 @ ; CORPORATIOPJ OR PARTNERSEIF limy person iden=ir^lcd purrurn! to (1) or (2) hve is a corpomtioa or pmorshiF:, ik -h name td sddrcssc8 of && U~diridudr ownhg mom than 10% of the sham in the :xixvacon cv g.m!ag MY p~aaship -st in the partnership. LF NO bDlt’DI:ALS ONX hIOKE THAN it% OF T).IE SHARES, PLMSE INDICATE NON-APPLICABLE (MA) IY THE SPACE BELOW. CaLPERS in the only entity that owns more than 10% of the Parent Corporation (Catellus Development Lorporationj stocK. DeveloDment Corporation owns 100% ot Catellus Residential Group, I nc 1 NOX*PROFIT ORGANIZATION OR 7Xl;ST If my pron hhtifi~~ pvc~prt to (1) or 7) om\e is a non-profrt organizot;on or ia DJSL list $0 name3 and adh~ss of person mvmg aa officer m director ofrke noa-pmfk cxgh7iration Or s mstee of brneflthry drhe mot. 5. ffbvc you had mor0 than =SO worth of busmess msaCCdd uith any member of City staff. Bou4 Commissions, Cnmrnht dor Qunci! within the put rwelvr (1 5) months? Yes !g Nc If yar, please indiwe ptrocn(t): __ SOTE: Amch adddfdorA1 sham if necessary. I senify thr! OH rhc above infomation is mc and Sputum af o w’diate Signature of applicanr/datr Print or type ilmc of owner Print or rypt name of app1fuz.r &&i&.& Catellus Residential Group, Inc. &t Brian J. Milich, Vice President Oirclosuro Sra:cmenr 1 OB6 Paw 2 of 2 TENTATIVE MAP CT 93-09A HDP 97- ICDP 97. A STREET . CI I) *-e r HILLSIDE DEVELOPMENT PERMIT/ COASTAL DEVELOPMENT PERMIT OCEAN BLUFF City Of Carlsbad, California MP LOT DRAINAQE TYP UTERAL LOCATIONS . - W?r( .I., ---- EASEMENT NOTES PUBLIC UTILITIES AND DISTRICTS GENFRAL NCITFS OWNERWSUBMVIDER HILLSIDE DEVELOPMENT PERMIT/ COASTAL DEVELOPMFNT PERMIT 1 OCEAN BLUFF City Of Cnrlshnd. Califorriia I r! . HUNSAKER Sa ASSOCIATES I - ,D,-:., :& v I ,i IIUNSALER & ASSOCIATES IAN OIICO. IMC. 1 3 BR DEN 2BA ! I 2320 SF .m OCEAN BLUFF OPTION 145 S.F. P CARL S B A D, CALI P 0 R N I A CATELLUS RESIDENTIAL GROUP 1 . PLAN 1 IMOFI" m OCEAN BLUFF C ARLS B AD. CALIF 0 R N I A CATELLUS RESIDENTIAL GROUP 2 1A FIUlNT SPANISH REAR n w u/ L JI 1 RlGHT t 1 1 1 1 LEFT PLAN 1 ELEVATIONS .m OCEAN BLUFF CAR LS B AD, CALIF0 R N I A CATELLUS RESIDENTIAL GROUP 1 1B MONTEREY 1c CRAFlSMAN PLAN 1 ELEVATIONS .m OCEAN BLUFF CARL S B AD. C A L I F 0 R N I A CATELLUS RESIDENTIAL GROUP I OPTDECK li I 1 I SECOND FLOOR FIRST FLOOR 2 4BRDONUS 3BA 3057 SF FC OCEAN BLUFF CAR L S B A D, CA LIP OR NIA CATELLUS RESIDENTIAL GROUP OPTION 223 S.F. t . PLAN 2 w3oFpLAN *m OCEAN BLUFF CARLS B AD, CA LIFORN 1 A CATELLUS RESIDENTIAL GROUP , 2B FwaJT MONTERN €L n ii I + 1 RIGHT 1 1 I I I J REAR LEFT PLAN 2 ELEVATIONS .m OCEAN BLUFF C ARLS B AD, C ALIFORN 1 A CATELLUS RESIDENTIAL GROUP I 2A “ISH PLAN 2 ELEVATIONS .- OCEAN BLUFF C A R L S B AD. CALIF 0 R N I A CATELLUS RESIDENTIAL GROUP 2c CRAFSMAN P SECOND FLOOR 3 3 BR/DEN/L.OFT 3 BA 3334 S.F. OCEAN BLUFF CARL S B A D. C A LIFO R N I A CATELLUS RESIDENTIAL GROUP OPTION 137 S.F. II a ID PLAN 3 FKlOFPLAN m OCEAN BLUFF C AR L S B AD, CALI FORN I A CATELLUS RESIDENTIAL GROUP 10 XFmNT CR A FlsM AN REAR n m RIGHT LEFT PLAN 3 ELEVATIONS .m OCEAN BLUFF CARL S B A D. CALIFORNIA CATELLUS RESIDENTIAL GROUP 3A SPANISH PLAN 3 ELEVATIONS *m OCEAN BLUFF C A R L S B A D. C A L IF0 R N I A CATELLUS RESIDENTIAL GROUP - w4s IlJM 3B MONTEREY . 12 1