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HomeMy WebLinkAbout1981-05-13; Planning Commission; ; CUP 199 - RICK ENGINEERINGSTAFF REPORT DATE: May 13, 1981 TO: Planning Commission FROM: Planning Department SUBJECT: CUP-199 - RICK ENGINEERING - Request for a Conditional Use Permit To allow for the construction of a 48 unit senior citizen housing project on the northeast corner of Jefferson Street and Oak Avenue in the R-P Zone. I. PROJECT DESCRIPTION The applicant is requesting a Conditional Use Permit to construct a 48 unit senior housing project covering six parcels with a combined area of .64 acre, located as described above. This site is flat and vacant at the pre- sent time. The site is surrounded by multifamily dwellings to the south, east, and west, and by a single family dwelling to the north. The applicant is proposing to construct six buildings which will be con- nected at the second and third levels by a walkway. As proposed, this pro- ject will be built at a density of 75 dwelling units per acre which is in conformance with the senior citizen housing provisions of the R-P Zone (Section 21.18.045). As shown on Exhibit A, the project will have an in- terior courtyard as well as a barbeque and picnic area. In addition, a lounge and a laundry room will be provided on the first floor. Security gates will be located at all of the entrances to the project. II. ANALYSIS Planning Issues 1. Can the four findings required for the granting of a Conditional Use Permit be made which are as follows: a. That the requested use is necessary or desirable for the development of the community, is essentially in harmony with the various elements and objectives of the General Plan, and is not detrimental to existing uses or to uses specifically permitted in the zone in which the proposed use is to be lo- cated; b. That the site for the intended use is adequate in size and shape to accommodate the use; c. 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; d. That the street system serving the proposed use is adequate to properly handle all traffic generated by the proposed use? 2. Does the proposed project conform with the requirements of Section 21.18.045 of the Carlsbad Zoning Ordinance? III. DISCUSSION As conditioned, it appears that the proposed senior housing project meets the four findings for the issuance of a Conditional Use Permit. The Hous- ing Element of the Carlsbad General Plan notes the lack of afforable senior housing in Carlsbad and points out the need for additional affordable sen- ior rental housing. As proposed this project should help to fulfill this need. The project will be located near the center of town in a neighbor- hood that has been developed with apartments. Since the proposed project should generate very little traffic, it will not have a detrimental effect on existing uses or on uses specifically permitted in this zone. The site appears to be adequate in size and shape to accommodate the pro- posed use. As shown on Exhibt A, all of the yards, setbacks, fences, park- ing spaces and other features necessary to adjust the requested use to existing and future uses in the neighborhood will be provided and main- tained. The subject property is located in a section of town that has fully developed public streets which should be more than adequate to handle the traffic generated by this project. As proposed, the project appears to conform with the requirements of Sec- tion 21.18.045, Senior Citizen Housing by Conditional Use Permit. As pre- viously mentioned, this section of the R-P Zone was written specifically to allow development of this type of project. All of the units would be rented to senior citizens. Pursuant to the pro- visions of Section 21.18.045, the applicant is able to increase the density to 75 du/ac and reduce the required parking to a ratio of one space per two units. Also, as required by this section of the ordinance, the applicant must submit a conversion plan for the proposed project. Exhibit B indi- cates how the proposed project could be converted to a regular apartment project which would conform to the requirements of the R- P Zone. One of the conditions of approval requires that the applicant grant the city an equity position in the project as described by Section 21.18.045(g) of the Carlsbad Zoning Ordinance. The purpose of this requirement is to assure that the senior citizen housing project is constructed, operated and main- tained in accordance with the requirements of the R-P Zone. In an attempt to hold down the costs of constructing this project, the ap- plicant is requesting that he be reimbursed, in the form of a block grant from the county, for the cost of the land. He has also requested that the public facilities fee, school fee and building permit fees be waived. The -2- applicant feels that if these concessions are not made, it would be impos- sible to construct this project and keep the rents low enough to be afford- able to senior citizens. After considering the request, staff agrees that the city should waive the fees as requested by the applicant. The Commis- sion should also be aware that according to the Zoning Ordinance, this re- quest for a Conditional Use Permit must be approved by the City Council. At this time, the Commission will be forwarding a resolution to the City Council recommending Approval or Denial. IV. ENVIRONMENTAL REVIEW The Planning Director has determined that this project will not have a sig- nificant impact on the environment and therefore has issued a Negative Dec- laration, dated April 20, 1981. V. RECOMMENDATION It is recommended that the Planning Commission APPROVE the Negative Decla- ration issued by the Planning Director and adopt Resolution No. 1803 recom- mending APPROVAL of CUP-199 to the City Council based on the findings and subject to the conditions contained therein. ATTACHMENTS 1. Planning Commission Resolution No. 1803 2. Background Data Sheet 3. Location Map 4. Maintenance Plan 5. Exhibits A, B, C and D, dated April 2, 1981 6. Environmental Documents MH:ls 4/29/81 -3- BACKGROUND DATA SHEET CASE NO: CUP-199 APPLICANT: RICK ENGINEERING REQUEST AND LOCATION: CUP to construct a 48 unit senior citizen housing project on the northeast corner of Jefferson Street and Oak Avenue LEGAL DESCRIPTION: Lots 1-8 in Block 57 of Carlsbad according to map 775 filed February 15, 1894 Assessors Parcel Number: 203-352-5, 6, 7, 8, 9, 10 Acres: 28 sq ft No. of Lots: 6 GENERAL PLAN AND ZONING General Plan Land Use Designation: RMH Density Allowed: 10-20 du/ac Existing Zone: R-P Surrounding Zoning and Land Use: Zoning North: C-2 South: R-3 East: R-P West: C-2 Density Proposed: 75 du/ac Proposed Zone: N/A Land Use Single Family Dwelling Multiple Family Dwelling Multiple Family Dwelling Multiple Family Dwelling PUBLIC FACILITIES School District: CARLSBAD Water District: CARLSBAD Sewer District: CARLSBAD Public Facilities Fee Agreement, dated: March 20, 1981 ENVIRONMENTAL IMPACT ASSESSMENT XX Negative Declaration, issued: April 20, 1981 Log No: CUP-199 EIR Certified, dated: LOCATION eu-ri ZW fi- •7- CASE NO. cu<=' iqq A P P LIC A N T__L»^J2Uii^