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Home My WebLink About1999-06-02; Planning Commission; ; CT 98-16 - WORTHING SUBDIVISIONc o City of Carlsbad Planning Department Item No. I P.C. AGENDA OF: June 2, 1999 Application complete date: February 11, 1999 Project Planner: Anne Hysong Project Engineer: Ken Quon SUBJECT: CT 98-16 - WORTHTNG SUBDIVISION - Request for approval of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program and Tentative Tract Map to subdivide 1.51 acres into 5 single family residential lots located north of Buena Vista Way between Arland Road and Wilson Street in the R-l zone in Local Facilities Management Zone 1. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 4556 APPROVING a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program and Planning Commission Resolution No. 4557 APPROVING CT 98-16, based on the findings and subject to the conditions contained therein. II. INTRODUCTION The applicant is requesting approval of a tentative map for a five lot standard single family residential subdivision on two previously-graded in-fill lots totaling 1.51 acres in the R-l zone. As designed and conditioned, the project is in compliance with the General Plan, Subdivision Ordinance, and the relevant zoning regulations of the Carlsbad Municipal Code. HI. PROJECT DESCRIPTION AND BACKGROUND The proposed in-fill project consists of a request for a tentative tract map to subdivide two vacant parcels totaling 1.51 acres into 5 standard single family residential lots, including one panhandle lot, on the north side of Buena Vista Way between Arland Road and Wilson Street in the R-l zone. The project site is designated by the General Plan for Residential Low-Medium (RLM) density allowing a maximum of 3.2 dwelling units/acre and zoned R-l allowing a minimum of 7,500 square foot single family lots. The proposed density is 3.3 dwelling units/acre and all lots exceed 9,000 square feet in area. The subdivision includes a new public cul-de-sac street (James Drive) which provides frontage to four of the proposed lots. The future extension of James Drive to the north will provide access to existing and future lots resulting from the subdivision of larger parcels located between Garland Road and Wilson Street. The vacant parcels have been previously disturbed by agricultural activities and currently contain a variety of non-native trees and shrubs. The site's topography is relatively flat and the proposed balanced grading to create level building pads is minimal. The irregular shape of the combined c o CT 98-16 - WORTHING SUBDIVISION June 2, 1999 Page 2 parcels necessitates the creation of a panhandle lot which will have 30' of frontage and is approximately 9,005 square feet in area exclusive of the panhandle driveway. The site is surrounded by existing single family development. The proposed subdivision is very similar to an expired tentative tract map (CT 89-32 - West Palm) which consisted of lots ranging in size from 7,565 square feet to 8,923 square feet. In May, 1990, the City Council approved CT 89-32 after denying an appeal of Planning Commission's decision to approve the subdivision. The appeal was based on concern by a resident that minimum lot sizes in this area should be a minimum of 9,500 square feet. The appellant's rationale for opposing the project was that by allowing the project density (3.3 du/acre) to exceed the growth control point (3.2 du/acre) and calculating density utilizing gross acreage, i.e., including the acreage needed for road improvements, lot sizes were reduced to the minimum to enable the additional density. While the proposed subdivision is still 5 lots, all of the lots now range in size from 9,005 square feet to 10,891 square feet (12,540 square feet including the panhandle driveway). This increase in lot sizes occurs due to the realignment and reduction in right-of-way width of James Drive so that only partial roadway improvements (half street plus 13' for a total of 41' of width) are required within the project boundaries. The proposed lot sizes are consistent with the minimum lot sizes approved in the surrounding area through minor subdivisions of larger parcels since 1990 (see attached exhibit "Y"). The proposed subdivision is subject to the following land use plans and zoning regulations: A. General Plan B. Carlsbad Municipal Code, Title 21 (Zoning Ordinance) including: 1. Chapter 21.10 - R-1 One Family Residential Zone; 2. Chapter 21.85 - Inclusionary Housing C. Carlsbad Municipal Code, Title 20 (Subdivision Ordinance) D. Growth Management (Local Facilities Management Zone 1) 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 policies/regulations utilizing both text and tables. 0c CT 98-16 - WORTHING SUBDIVISION June 2, 1999 Page3 A. General Plan The project is consistent with the applicable policies and programs of the General Plan. Particularly relevant to the proposed standard single family subdivision are the Land Use and Housing elements. Element Land Use Circulation Housing Use Classification, Goal, Objective, or Program RLM (0 - 4 Dwelling Units /Acre) GCP (3.2 Dwelling Units/ Acre)* Urban low medium density single family residential development. * The General Plan allows infill subdivisions in LFMP Zone 1 to exceed the density range and/or GCP up to 25% above the maximum allocation (5 dwelling units per acre), in those cases where the underlying zone would permit a slightly higher yield, compatibility is ensured, and Growth Management findings can be made. Require new development to construct all roadways necessary to serve the development prior to or concurrent with demand. Ensure that subdivisions provide a minimum of 15% of the total units approved for lower income households. Proposed Land Use Project is single family at a density of 3.3 dwelling units/acre* * The project exceeds the GCP of 3.2 dwelling units/acre, however, it is an infill subdivision located in LFMP Zone 1 and is within the 0 - 4 RLM density range. Public facilities are adequate in LFMP Zone 1 to accommodate the proposed units and there are excess dwelling units in the quadrant to ensure that the maximum number of dwelling units in the northwest quadrant would not be exceeded at buildout. Proposed 9,000+ square foot lot sizes are compatible with the minimum lot sizes created by minor subdivisions of larger parcels in the surrounding area. Project is conditioned to complete all street improvements prior to occupancy of any unit. Project is conditioned to satisfy its inclusionary housing requirement through the payment of an inclusionary in- lieu fee. Compliance Yes Yes Yes CT 98-16 - WORTHING SUBDIVISION June 2, 1999 Page 4 Bl. Chapter 21.10 - R-l One Family Residential Zone The parcel is zoned R-l allowing minimum 7,500 square foot lots. While the R-l zoning would allow 7,500 square foot lots, consideration is also given to existing lot sizes in the surrounding area. The project site, which is currently vacant, is surrounded by existing single family lots of varying size. The proposed 9,000+ square foot lots are compatible with surrounding development in that existing lots adjacent to the proposed subdivision which cannot be further subdivided range from approximately 9,100 square feet to 16,125 square feet in area. Consistent with this existing development, other larger parcels in the area which can be further subdivided, are likely to create parcels similar in size to those proposed. As shown on the following table, the single family subdivision meets or exceeds the R-l zone standards. The subdivision includes a panhandle lot which is necessitated by the unusual configuration of the parcel. The creation of the panhandle lot would not preclude the ability to provide full public street access to other properties within the same block. STANDARD Use Lot Size Lot Width: *Panhandle Lots: Area Panhandle drive length: Panhandle drive width: Panhandle Lot Width REQUIRED Single Family Lots Minimum 7,500 Sq. Ft. 60 Feet Minimum 8,000 Sq. Ft (Exclusive of access) 150' 20' minimum 60' PROPOSED 5 Single Family Lots 9,005 - 10,891 Sq. Ft. > 60 Feet 9,005 Sq. Ft. (Exclusive of access) 150' 20-30' >60' The project is conditioned to require that all other development standards for the placement of units, drainage, and provision of parking spaces are provided when a structure is proposed on the panhandle lot. B2. Inclusionary Housing Ordinance Since the project consists of fewer than six lots, the project may satisfy its inclusionary housing requirement through payment of an inclusionary housing in-lieu fee in the amount established by resolution of the City Council in effect at the time of payment. Alternatives to this payment include the purchase of credits in a combined inclusionary project located in the northwest quadrant or the dedication of land or other nonmonetary contribution acceptable to the City Council. C.Subdivision Ordinance The proposed tentative map complies with all applicable requirements of the City's Subdivision Ordinance. All proposed lots meet requirements for area, lot width and depth, and frontage on a CT 98-16 - WORTHING SUBDIVISION June 2, 1999 Page 5 o public street for both standard and panhandle lots. Lot 1 of the project will front on Buena Vista Way and half-street improvements will be provided along this frontage. Access to the other four lots will be provided by James Drive which will be a new 56' wide public street that will intersect with Buena Vista Way and cul-de-sac at the project's northern boundary. The new segment of James Drive is designed to line-up at the project's northern boundary with existing road easements. The City is currently reviewing an application for dedication from the property owner to the north for the remaining road easement necessary to extend James Drive north of the subject parcel. Future northerly extensions of James Drive will require an alignment study to determine the most efficient and effective alignment necessary to accommodate future development within the block. All necessary sewer, water, and storm drains will be designed and installed in accordance with City standards. D. Growth Management The proposed project is located within Local Facilities Management Zone 1 in the northwest quadrant of the City. The impacts created by this development on public facilities and compliance with adopted performance standards are summarized below: GROWTH MANAGEMENT COMPLIANCE STANDARD City Administration Library Waste Water Treatment Parks Drainage Circulation Fire Open Space Schools Sewer Collection System Water IMPACTS N/A N/A 5EDU N/A 50ADT Station No. 1 N/A 2.3 Students 5EDU 1100GPD COMPLIANCE N/A N/A Yes N/A Yes Yes Yes Yes Yes Yes Yes V.ENVIRONMENTAL REVIEW Staff has conducted an environmental impact assessment to determine if the project could have a potentially significant effect on the environment pursuant to CEQA guidelines and the Environmental Protection Ordinance (Title 19) of the Carlsbad Municipal Code. Based on the findings of the initial study Part II, the project qualifies as subsequent development to 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 at specific intersections. All feasible mitigation measures identified in the MEIR which are appropriate to this project have been incorporated into the project. c oCT 98-16 - WORTHING SUBDIVISION June 2, 1999 Page 6 The City has received its annual Growth Management Traffic Monitoring Report. The Report has recorded an unanticipated intersection "level of service" (LOS) failure at Palomar Airport Road (PAR) and El Camino Real (ECR) during both the a.m. and p.m. peak hours. This potentially creates a changed circumstance negating reliance on previous environmental documentation. Pursuant to §15162 of the CEQA Guidelines a lead agency must prepare a "Subsequent" environmental documentation if substantial evidence (i.e., the recorded intersection failure) determines that a changed circumstance exists. However, case law has interpreted this section of the CEQA Guidelines to not require the preparation of a "Subsequent EIR" if mitigation measures are adopted which reduce the identified impacts to a level of insignificance. A mitigation measure has been identified which, if implemented, will bring the peak hours LOS into the acceptable range. The mitigation measure involves construction of two dual right turn lanes-northbound to eastbound and westbound to northbound. This project has been conditioned to pay its fair share of the intersection "short-term improvements" thereby, guaranteeing mitigation to a level of insignificance. The Planning Director issued a Mitigated Negative Declaration on April 22, 1999 and no comments were received during the public review period which ended May 12, 1999. ATTACHMENTS: 1. Planning Commission Resolution No. 4556 (Mitigated Negative Declaration) 2. Planning Commission Resolution No. 4557 (CT) 3. Location Map 4. Disclosure Statement 5. Background Data Sheet 6. Exhibit "Y" 7. Reduced Exhibits 8. Full Size Exhibit "A" dated June 2, 1999 AH:eh WORTHING SUBDIVISION CT98-16 fcity of Carlsbad Planning Department 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, firm, co-partnership, joint venture, association, 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. 1. 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 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON- APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Brooks Worthing Title Owner Corp/Part. Title 1041 AddressAddress p-°- BQX Carlsbad, CA 92018 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 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly- owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Brooks & Pamela Worthing Corp/Part Title Owners Tit|e Address P-°- Box 1041 Carlsbad,CA 92018 l"'' Address 2075 Las Palmas Dr. • Carlsbad, CA 92009-1576 • (76O) 438-1161 • FAX (76O) 438-O894 NON-PROFIT OR/*^NIZATION OR TRUST If any person identifrSS pursuant to (1) or (2) above is a nonprofiP&ganization 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. Title Non Profit/Trust. Title Address Address 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? Yes 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 oymer/date Brooks A. Worthing Signature of applicant/date Brooks A. Worthing Print or type name of owner Print or type name of applicant 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 c BACKGROUND DATA SHEET CASE NO:CT 98-16 CASE NAME: Worthine Subdivision APPLICANT: Brooks Worthing REQUEST AND LOCATION: Request to subdivide a 1.51 acre infill parcel located north of Buena Vista Way between Arland Road and Wilson Street in the R-l zone into five single family lots. LEGAL DESCRIPTION: Portions of Lots 3 and 4 of the Wilsonia Tract, in the City of Carlsbad. County of San Diego. State of California, according to map thereof No. 169. filed in the office of the County Recorder of San Diego County. August 13. 1929. APN: 156-131-31.-41 Acres: 1.51 Proposed No. of Lots/Units: 5 Lots GENERAL PLAN AND ZONING Land Use Designation: RLM Density Allowed: 3.2 du/acre Existing Zone: R-l Density Proposed: 3.3 du/acre Proposed Zone: R-l Surrounding Zoning, General Plan and Land Use: Site North South East West Zoning R-l R-l R-l R-l R-l General Plan RLM RLM RLM RLM RLM PUBLIC FACILITIES Current Land Use Vacant Residential Residential Residential Residential School District: CUSP Water District: CMWD Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): 5 EDU Public Facilities Fee Agreement, dated: September 24. 1998 ENVIRONMENTAL IMPACT ASSESSMENT Negative Declaration, issued April 22. 1999 Certified Environmental Impact Report, dated. Other EXHIBIT "YIIV" WORTHING SUBDIVISION O CAN BE FURTHER SUBDIVIDED CANNOT BE FURTHER SUBDIVIDED LKOft TENTATIVE TRACT MAP NO. 98-16 (EXPIRED CT 89-32) G KXLI0BM4IMMW CMUMDIIACriHI