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HomeMy WebLinkAbout1999-01-20; Planning Commission; ; SDP 98-14 - KEYSTONE COMMUNITIESTh!:ity of Carlsbad Planning Departme' A REPORT TO THE PLANNING COMMISSION P.C. AGENDA OF: January 20, 1999 Item No.@ Application complete date: November 16, 1998 Project Planner: Van Lynch Project Engineer: Steve Jantz SUBJECT: SDP 98-14 -KEYSTONE COMMUNITIES -Request for a Negative Declaration and Site Development Plan to develop a .41 acre site with three detached single-family dwelling units located on the south side of the westerly terminus of Chinquapin A venue between Carlsbad Boulevard and Garfield Street in Local Facilities Management Zone 1. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolutions No. 4459 and 4465 APPROVING the Negative Declaration, and Site Development Plan based upon the findings and subject to the conditions contained therein. II. INTRODUCTION The project consists of creating a four lot/three unit single family detached planned development on a vacant parcel of land on the southwestern terminus of Chinquapin Avenue, adjacent to Carlsbad Boulevard and just north of Agua Hedionda Lagoon. The project requires a Site Development Plan for being in the Beach Area Overlay Zone (BAOZ). The property is within the Agua Hedionda Segment of the Local Coastal Program, an area of deferred certification, and the Coastal Development Permit will be issued by the California Coastal Commission. The project also includes a Minor Subdivision and Planned Unit Development Permit to be acted upon by the Planning Director and City Engineer following the Planning Commission's decision on the Site Development Plan. The project's proposed density of 9.1 units per acre is below the nineteen units per acre allowed per the growth management control point for the property's General Plan designation of Residential High (RH). The proposed project could not have a significant impact to the environment and a negative declaration has been issued for the subject site. The project conforms to all applicable development standards, there are no outstanding project issues and findings can be made for the approval of the project. III. PROJECT DESCRIPTION AND BACKGROUND· The .41 acre project site is located on the south side of Chinquapin Avenue and borders on the easterly side of Carlsbad Boulevard. The site has been previously graded and slopes gently downward from the east to west. The portion of the site to be developed ranges in elevation from forty feet to fifty feet above sea level. The western twenty-seven feet of the property is a 2: 1 slope of excess right-of-way from Carlsbad Boulevard that is being vacated and being made a ..,, .,, . ..., • SDP 98-14 -KEYSTONE CARLSBAD • January 20, 1999 Page2 part of the subject property. The vacant site is covered with low non-native grasses and spots of ice plant, and is void of any significant or sensitive vegetation. The surrounding development consist of attached multi-family units to the east, vacant land to the north and south, and Carlsbad Boulevard to the west. The site is zoned R-3, a residential multiple family zone. The project consists of developing a thirty-two foot wide private drive off of Chinquapin A venue that will serve three single-family homes on lots ranging in size from 4,718 to 5,937 square feet. The common access lot is 2,560 square feet. The proposed two story units each contain 3,314 square feet of floor area. The proposed units provide a variety of architectural features, such as varied roof lines, varied building planes, window treatments and awnings, arched window openings, arched patio openings and a second story deck with railing. The proposed colors and materials for the buildings are light earth tone colored stucco walls with complementary colored trim. Roofing materials consist of earth tone colored flat concrete tile. Building heights are 28.5 feet. The project also includes a common passive recreation area and two guest parking spaces provided as parallel spaces on the private drive. IV. ANALYSIS The project is subject to the following regulations and requirements: A. Carlsbad General Plan RH (Residential -High Density) designation regulations; B. Planned Development regulations (Carlsbad Municipal Code Chapter 21.45); C. Beach Area Overlay Zone (BAOZ) (Carlsbad Municipal Code Chapter 21.82); D. Qualified Development Overlay Zone (Carlsbad Municipal Code Chapter 21.06); E. Inclusionary Housing regulations (Carlsbad Municipal Code Chapter 21.85); F. Local Coastal Program compliance; and G. Growth Management regulations. The recommendation for approval for 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 the sections below. A. General Plan The General Plan for the project site is Residential High (RH). The RH designation allows residential development at a density range of fifteen to twenty-three units per acre. The site has a Growth Control Point of nineteen units per acre. The proposed project's density is 9.1 dwelling units per acre. The project complies with all the elements of the General Plan as outlined in the table below: • SDP 98-14 -KEYSTONE CARLSBAD • January 20, 1999 Page3 GENERAL PLAN COMPLIANCE ELEMENT USE, CLASSIFICATION, GOAL PROPOSED USES & COMPLY? OBJECTIVE OR PROGRAM IMPROVEMENTS Land Use Site is designated for Residential Single-family lots at 9.1 Yes High at 19 du/ac. du/ac. Housing In-lieu contribution for the Project conditioned to pay Yes inclusionary requirement per an in-lieu contribution on Objective 3.6 a per unit basis per Program 3.6.c Public Safety Provide project review that allows Project improvements will Yes consideration of seismic and not significantly impact or geologic hazards. be impacted by geologic or seismic conditions Open Space Minimize environmental impacts to Project is set back from Yes & sensitive resources within the City. Carlsbad Blvd. to Conservation minimize the visual impact to the coast. Utilize Best Management Practices Project will conform to all Yes for control of storm water and to NPDES requirements. protect water quality. Noise Residential exterior noise standard Projects natural Yes of 60 CNEL and interior noise topography and setback standard of 45 CNEL. provides noise attenuation and the project will be conditioned to record a notice of potential noise impact. Circulation Require new development to Project will provide its Yes construct improvements needed to share of cul-de-sac serve proposed development. improvements on Chinquapin A venue. B. Planned Development Regulations The project meets or exceeds the requirement of the Planned Development regulations as outlined in the table below. • SDP 98-14-KEYSTONE CARLSBAD • January 20, 1999 Page4 Planned Development Compliance STANDARD REQUIRED PROPOSED Density < 19 du/ac 8.8 du/ac Setbacks Maj or Arterial -40 feet 40 feet Front -5 feet 5 feet Structure separation -10 feet 10 feet Resident Parking Two covered spaces per unit Three car garage w/third being tandem (two car door) Guest parking Two spaces Two spaces on private street Open parking setback Five feet minimum On private drive Screening of parking Screened from adjacent Retaining wall/fence property screen to adjacent property Recreation space Private and common passive -Private 15 by 15 private 200 square feet per unit yards and a 300 sq.ft. common passive area Streets 32 foot, parking one side 32 foot, parking one side Min. Lot Size 3,500 sf 4,718 sq. ft. -5,937 sq. ft. Min. Lot Width 40 feet 40 feet Because of the project's small size, recreational vehicle storage and centralized refuse areas are not required. C. Beach Area Overly Zone Section 21.82.040 of the Carlsbad Municipal Code requires that a site development plan be processed for residential uses ( excluding single family residences) within the BAOZ. The intent and purpose of the BAOZ is to supplement the underlying residential zone by providing additional regulations for development within the beach area to: 1) ensure development will be compatible with existing and proposed developments; 2) provide adequate parking for residential projects; 3) ensure that public facilities exist to serve the beach area; and 4) protect the unique mix of residential development and aesthetic quality of the area. The proposed two story units, with building heights less than thirty feet, will be compatible with existing and proposed developments. The single family units are compatible with the attached multi-family units to the east and the developer also proposes the same single family units on the existing single family lots to the north of the project site. The three enclosed parking spaces per unit exceeds the two space per unit parking requirement. The required two guest parking spaces are provided as parallel parking spaces on the private drive. To ensure that public facilities will exist to serve the beach area, the project is conditioned to improve a portion of Chinquapin Avenue. Because most of the newer projects in the beach area are multi-family attached products, this project protects the mix of residential development by providing single family • SDP 98-14 -KEYSTONE CARLSBAD January 20, 1999 Page 5 detached units. The proposed units provide a variety of architectural features, such as varied roof lines, varied building planes, window treatments and awnings, arched window openings, arched patio openings and a second story deck with railing. The proposed colors for the buildings are earth tones with complementary colored trim. Roofing materials consist of earth tone colored flat concrete tile. D. Qualified Development Overlay Zone The findings required for the Q-Overlay are as follows: 1. That the requested use is properly related to the site, surroundings and environmental settings, is consistent with the various elements and objectives of the general plan, will not be detrimental to the existing uses or uses specifically permitted in the area in which the proposed use is to be located, and will not adversely impact the site, surroundings or traffic circulation; 2. That the site is adequate in size and shape to accommodate the intended use; 3. That all of the yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the requested use to existing or permitted future uses in the neighborhood will be provided and maintained; 4. That the street system serving the proposed use is adequate to properly handle all traffic generated by the proposed use. As discussed above in sections A, B, and C, the project as designed, conforms to the development standards of the zone and meets the finding requirements of the Q-Overlay Zone. E. Inclusionary Housing Because the project consists ofless that seven units, Section 21.85.050 of the Carlsbad Municipal Code allows the payment of an in-lieu fee to fulfill the inclusionary housing requirement. The project has been conditioned to pay the in-lieu fee prior to building permit issuance. F. Local Coastal Program compliance The project is within the Agua Hedionda Land Use Plan, an area of deferred certification. The project will receive its coastal development permit from the California Coastal Commission. The project is consistent with the coastal act policies as follows; Policy 1.1. The project's density of 8.8 units per acres is below the nineteen units per acre allowed by the Residential High land use plan designation as shown on the Land Use Map (Exhibit C of the Agua Hedionda Land Use Plan). Policy 1.9. The building heights proposed (28.5 feet) are less than the thirty-five foot maximum. The building setbacks and lot coverage conform to the R-3 zoning designation. SDP 98-14-KEYSTONE CARLSBAD January 20, 1999 Page 6 • Policy 2.1 The project site is not used as an agricultural site and does not require conversion to develop the property. The development of the site would not conflict with the agricultural economy. Section III. 3. The site does not contain environmentally sensitive habitats, water or marine resources. Policy 4.2. The site is geologically stable and the proposed grading for the site has been limited to the area necessary to develop the site. Policy 4.3. The project has been designed to reduce the amount of off-site runoff by surface drains and has been conditioned to implement the NPDES standards to ensure the quality of the water leaving the site. Policy 5.1. Utilities serving the site will be placed underground. Policy 5.2. The project exceeds the parking requirement of the zoning ordinance by providing three garage spaces per unit and two guest parking spaces. Policy 5.5. The project has been conditioned to record a notice concerning proximity of Carlsbad Blvd. transportation corridor. The project, being less than five units, did not meet the threshold for requiring a noise report per the City of Carlsbad noise Guidelines Manual. Policy 7.6. The project does not preclude any recreational opportunities or shoreline access as the property is not a shorefront property. Access can be and has been provided on the adjacent property to the south. Policy 8.2. The project does not preclude the potential vista point at the western terminus of Chinquapin Avenue. The detached product proposed has less view obstruction and less bulk than a multi-family attached product. G. Growth Management regulations The proposed project is located in 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 the Table below. SDP 98-14-KEYSTONE CARLSBAD January 20, 1999 Page 7 GROWTH MANAGEMENT COMPLIANCE STANDARD IMPACTS City Administration 11.12 sf Library 5.56 sf Waste Water Treatment n/a Parks .02 acre Drainage Basin B Circulation 30ADT Fire Station No. 1 Open Space n/a Schools Carlsbad Sewer Collection System 3EDU Water 660 GPD COMPLIANCE Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes The proposed project is 3.2 units below the Growth Management dwelling unit allowance. V. ENVIRONMENTAL REVIEW The initial study (EIA-Part II) prepared in conjunction with this project, determined that the project would not have a significant impact on the environment. The project is considered an infill type of development that is consistent with the General Plan and Zoning. The project falls within the scope of the City's MEIR for the City of Carlsbad General Plan update (EIR 93-01) certified in September, 1994, in which a Statement of Overriding Considerations was adopted for cumulative impacts to air quality and traffic. An average daily trip (ADT) rate of 30 trips would be generated by the proposed project. This ADT is consistent with the generation rate analyzed for the site in the MEIR. All feasible mitigation measures identified by the MEIR which are appropriate to this project have been incorporated into the site design. No additional mitigation measures in the form of roadway improvements are necessary. The project site has also been disturbed by previous grading. The adjacent property is developed with residential land uses and all the support utilities and service infrastructure has been constructed or has been conditioned to be constructed. Please see the Environmental Assessment Form-Part II for a detailed description of the justification to recommend approval of the Negative Declaration. In consideration of the foregoing, on November 13, 1998 the Planning Director issued a Negative Declaration for the proposed project. The environmental document was noticed in the newspaper and sent to the State Clearing House for public agency review. No public comments were received during the 30 day public review and comment period. • SDP 98-14 -KEYSTONE CARLSBAD • January 20, 1999 Page 8 ATTACHMENTS: 1. Planning Commission Resolution No. 4459 (Negative Declaration) 2. Planning Commission Resolution No. 4465 (SDP) 3. Location Map 4. Disclosure Statement 5. Reduced Exhibits 6. Full Size Exhibits "A" -"C" dated January 20, 1999 VL:eh:mh AGUA HEDIONDA LAGOON KEYSTONE COMMUNITIES SOP 98-14/PUD 98-02 / i City of Carlsbad _ ■ =diHi,ii ,t•l •l§•Ei ;;; ,\§ ,ii DISCLOSURE STATEMENT Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board. Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: Person is defined as "Any individual, finn, co-partnership, joint venture, assocmuon, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county. city municipality, district or other political subdivision or any other group or combination acting as a unit." Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below. I. APPLICANT (Not the applicant's agent) Provide the COMPLETE, LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation _or partnership. include the names. title, addresses of all individuals owning more than I 0% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES. PLEASE INDICATE NON- APPLICABLE (NIA) IN THE SPACE BELOW, If a publiclv-owned corporation. include the names, titles, and addresses of the corporate officers. (A separate page may be attached if 2. OWNER (Not the owner's agent) Provide the COMPLETE, LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e, partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, title, addresses of all individuals owning more than I 0% of the shares. IF NO INDIVIDUALS OWN MORE THAN I 0% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly- owned corporation. include the names. titl~s. and addresses of the corporate officers. (A separate page may be attached if necessary.) Person,~;.d/2u 4~?reorrre;.TF' __ L_G...-______ _ Title ds:;i t1 l'Jc?,/"'"' Title _____________ _ Address fu<rf!.7 C{R/✓/,/-Address ____________ _ /7.,...._ # 2u/ <---7 r :A-fa?'U. .5&'-.£ Oo/-o I Cq-?~ / -:i. '--;' 2075 Las Palmas Dr.• Carlsbad, CA 92009-1576 • (760) 438-1161 • FAX (760) 438-0894 • .. ., . NON-PROFIT ORG. -llZATION OR TRUST • If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust. list the names and addresses of ANY person serving as an officer or director of the non-profit organization or as trustee or beneficiary of the. Non Profit/Trust. ________ _ Non Profit/Trust ----------- Title ____________ _ Title ---------------- Address ___________ _ Address. _____________ _ 4. Have you had more than $250 worth of business transacted with any member of City staff: Boards, Commissions, Committees and/or Council within the past twelve ( 12) months? 0Yes ~ No If yes, please indicate person(s): ______________ _ NOTE: Attach additional sheets if necessary. I certify that all the above information is true and correct to the best of my knowledge. Signature of applicant/date 12 ~ -.,-n~ { .e:,l ~,,,,--~::> lun.. Print or type name of owner Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent H:ADMIN\COUNTER\DISCLOSURE STATEMENT 5/98 Page 2 of 2 ~ i ~ ~ I 1 \ ~ ~ I ~ i~ I 11 ~~---1-11-.~~' ----7---,--,------- 1 /!(!~ 11 I I ' \ ,' , I 1 zl,· ~i \ , • : --\ I, I I I t ~j \: I ; \: ' : , I l / I: , <, M 1;, I I I ~ "' I 1: ' ' • I , Y. I :---:i·II 11\~Ji -~ -· ~-: ·, -: f---tl) ! \\..--t"-____ I '/ I I ~- \ ~~I I~ : '; I : ~ SCALE. I =20' C')il;i1 ir :. . : !\ \ , , I ~ ~ I ~ '1 ~ \1Jf',\' : \ I I t;; 1·rw·: ' : 1 \ ~ l11[f 1 ; ·.'.re::-. --.------.-,•r-1 --~1~ ) "~ -f-.-nmuifsr.'( --------- c:::i 11 I ' I I • "' I ,! I .~ ........ -~~"'-""" ,_ I I' 1--~!t½, •----~-~-----1 ~ ---&, --~~~s--;::: ---;--) -----.._ f;jt', Ii;;-,. -~=~ NQUAP/N' -•A-l-l[!'N • ,,-__________ ¼__________ '. I C) !.\ ", -, M VI, C. • , _ _, __________ _ I ~ f~-l --,----,.'1,,--ol=-[r---"'==i=t-t-----.:.=(~--"+So / ) 1 \ ~ u'f\ 1 ,..,,,.,,.-1 ,,,. ::ti //·~·-1 "o-e.."W'"" ' I I \ ,,,'/ 1 1,1•:, ll c:::i;i 1"' ~~~~~-f~~~-:::;,~~_¥,-::..-::;~j~~~ ~l'' I /,/• ·' /~ r--I " I_/ ~Ii ~•1.~.--11".t ' I I ~\I '~7-------ll.:---l--,, I I I I ~wl 1l'm-~ l\lr~~~ ' I I \ \l1 ~-~ ·Jh'd"'.'.:___L _ _L ____ _ I .i -• ( ~4~ \ ?<~ ~~ ... t-,,.. ' I I ti ,ti~ I I½ --Ll ~ I \; /~~ .. l,l ~» ~ I\ ~ II -... 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