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Home My WebLink AboutHDP 98-18; Manzanita Apartments; Hillside Development Permit (HDP)The City of CARLSBAD Planning Department A REPORT TO THE PLANNING COMMISSION Item No. @ ' Application complete date: November 12, 1998 P.C. AGENDA OF: September 15,1999 Project Planner: Elaine Blackbum Project Engineer: Clyde Wickham SUBJECT: ZC 98-09LCPA 98-06/SDP 98-19/SUP 98-06/HDP 98-18/CDP 98-73 - MANZANITA APARTMENTS - Request for approval of a Mitigated Negative Declaration, Zone Change, Local Coastal Program Amendment, Site Development Plan, Special Use Permit, Hillside Development Permit, and Coastal Development Permit to develop a 157-unit apartment development on a site located adjacent to El Camino Real just south of Cassia Road and within Local Facilities Management Zones 21 and 10. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolutions No. 4617, 4618 4619, and 4620 RECOMMENDING APPROVAL of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, ZC 98-09, LCPA 98-06, and SDP 98-19, and ADOPT Planning Commission Resolutions No. 4621,4622, and 4623 APPROVING SUP 98- 06, HDP 98-18, and CDP 98-73 based upon the findings and subject to the conditions contained therein. 11. INTRODUCTION The proposed project is for the development of a 157-unit apartment development and related recreational amenities and preservation of open space on wdeveloped parcels along El Camino Real just south of its intersection with Cassia Road. The proposed apartment units would consist of two - and three-bedroom units. The prbject would result in the permanent preservation of approximately 38 acres of sensitive habitat and slope areas in an open space easement. The inclusionary housing requirements of the project would be satisfied by construction of all required affordable units on-site. The project requires a zone change and Local Coastal Program Amendment to change the zoning and the coastal program zoning designations from E-A and L- C to RD-M/Q. The development would require approval of a Site Development Plan, Special Use Permit, Hillside Development Permit, and Coastal Development Permit. A Tentative Parcel Map or Lot Line Adjustment (to consolidate the two parcels on the west side of El Camino Real) would be processed following the necessary Planning Commission and City Council actions on the other applications. The project would take 1 unit from the Southwest Quadrant Excess Dwelling Unit Bank and would return 21 dwelling units to the Southeast Quadrant Excess Dwelling Unit Bank. There are no outstanding land use issues associated with the project. On the basis of these facts staff is recommending approval of the project. Details of the project's compliance with applicable regulations is discussed in detail in the individual sections of this report. h MANZANITA APARTMENTS - ZC 98-09/LCPA 98-06/SDP 98-19/Sl.JP 98-06/HDP 98- 19/CDP 98-73 September 15,1999 111. PROJECT DESCRIPTION AND BACKGROUND The project area is a 47.6-acre site bisected by El Camino Real just south of its intersection with Cassia Road. (See Exhibit “XX”, attached, for a graphic illustration of the project site.) The majority of the site (approximately 38 acres) is on the west side of El Camino (i.e., the “western” portion). The western portion of the site is undeveloped except for some small structures associated with the Lone Pine Nursery use. The western portion also contains high power transmission lines within an easement which runs northwest to southeast through the site. The western portion of the site contains numerous areas of steep slopes. Elevations on the site range from about 220 feet above mean sea level (M.S.L.) at the western end of the property to about 330 feet above M.S.L. near the nursery site. The southwestern part of this portion contains relatively large stands of environmentally sensitive habitat. Much of the site, however, has been previously disturbed by human activities. The eastern portion of the site (on the east side of El Camino Real) is relatively level and contains seven identified vernal pools. This area has experienced less disturbance than the western portion. The proposed project consists of 157 two- and three-bedroom apartment units and related recreational facilities. The proposed development would be clustered on 9.75 acres in the northern part of the. western portion of the site (i.e., at the southwest comer of El Camino Real and Cassia Road). The majority of the site would be preserved in open space (including the entire 7.38-gross acres on the east side of El Camino Real and approximately 28 acres of the portion on the west side of El Camino Real). Thus, a total of approximately 38 acres would remain in permanent open space. The project would include construction of full-width improvements (i.e., curb, gutter, and sidewalks on both sides of the street) to El Camino Real to City standards. Currently access to the project site is from existing dirt roads located along Cassia Road and El Camino Real. Cassia Road improvements have been constructed by the developers of the Poinsettia Hill project. The Manzanita Apartment development is designed to obtain access from Cassia Road at a point aligned with the eastern access location into the Villa Loma Apartments. For emergency access only, a 20-foot wide secondary access roadway from El Camino Real would be located at the south end of the project. This emergency access route would be gated. The proposed 157 apartments would be constructed in a series of 17 buildings. Each building would contain either 8 or 10 apartment units. Fifteen of the buildings would incorporate both two- and three-story elements. Two of the buildings would incorporate only two-story elements. The proposed building placement is such that the two- and three-story elements would provide as . much height variation as possible when viewed from surrounding areas. The buildings would be in a craftsman architectural style, incorporating concrete tile roofs, exposed rafter tails, simulated stone veneer, and stucco. The proposed apartment units would range in size from 1,054 square feet to 1,323 square feet in three floor plans. A fourth floor plan is included as the resident manager’s unit. The floor plan areas and mix are described in more detail in Table 1 below. I I. 1. - h MANZANITA APARTMMJTS - ZC 98-09LCPA 98-06/SDP 98-1 YISUP 98-06/HDP 98- 19/CDP 98-73 September 15,1999 Table 1: FLOOR PLAN/AREA SUMMARY FLOOR PLAN 56 1.054 2 A # OF UNITS SQUARE FJ$ET # OF BEDROOMS B 16 1.323 3 C 84 1,246 3 I Manager’s Unit I 2 1,248 1‘ The proposed project would also include recreational facilities. These consist of a central recreation building, swimming pool, spa, and tot lot. The recreation facilities would be placed at the northern end of the project near the entry area where they would be convenient to the majority of the residents. The recreation building contains a total of 2,609 square feet in a 26’4” high, two-story structure. Adjacent to that would be the pool, the spa, and the tot lot. Parking for the project’s residents and guests would be provided in a combination of garages, carports, and uncovered spaces. The project is required to provide a total of 356 parking spaces (314 resident and 42 guest spaces) and is designed to provide 366 spaces. According to the City’s proposed Citywide Trail System, Link No. 32 of the system would cross the project site near the southern boundary of the property. Link No. 32 was identified as an unimproved trail which would utilize existing trails in the area and would follow the alignment of Poinsettia Lane. However, due to concerns for the sensitive environmental habitat in this . location, the alignment of Poinsettia Lane was changed. Poinsettia Lane, and the trail within the road right-of-way, will now be located on the Lohf property to the south, resulting in the least amount of encroachment into sensitive habitat. This realignment would be consistent with the City’s Open’Space and Conservation Resource Management Plan. The project site is subject to noise impacts from flight activities at McClellan-Palomar Airport. In addition, some units within the proposed development would be subject to noise impacts from traffic on El Camino Real. Noise attenuation would be addressed by a combination of means. The garagedcarports have been placed between the residential units and the roadway to help reduce exterior noise impacts. However, the incorporation of appropriate construction methods and materials would also be necessary to adequately reduce noise impacts in some areas of the project (e.g., ground-level patios of some buildings). The project site is within “Core Area 6” of the City’s Draft Habitat Management Plan (HMP). The HMP designates the parcel on the east side of El Camino Real as “Proposed Hardline Conservation Area”. That parcel will include no development and will be preserved in an open space easement. The HMP designates the parcels on the west side of El Camino Real as a combination of “Development Area” and “Proposed Hardline Conservation Area”. The project has been designed to be consistent with those area designations. The applicant is proposing to place an open space easement on all areas of the site which will remain undeveloped. It is expected that,*when the Draft HMP receives final approval, the City will undertake a General Plan amendment and zoning change to redesignate and rezone the easement areas to open space General Plan and zoning categories. MANZANITA APARTMEN’TS - ZC 98-09LCPA 98-06/SDP 98-19/WP 98-06/HDP 98- 19/CDP 98-73 September 15,1999 ~~~ ~ The project site has General Plan designations of RLM (Residential Low to Medium Density) and RM (Residential Medium Density). The site is zoned E-A (Exclusive Agricultural) and L-C (Limited Control). The applicant is proposing to rezone the entire site to RD-M (Residential Density-Multiple). The property to the north is designated RM and is zoned RD-M/Q and is developed with an apartment complex (the Villa Loma development) which includes inclusionary housing units. The properties to the west are designated RLM and RM and are zoned L-C and RD-M/Q. These properties are undeveloped. The property to the south of the project site is designated RLM and RM and is zoned R-1-7,500/Q. That property will be developed with 73 single-family residences and related open space lots. The property to the east of the project site is designated RLM and OS (Open Space) and is zoned P-C. This area is contained within the pending Villages of La Costa Master Plan area and will be preserved in open space (per the City’s pending Habitat Management Plan). IV. ANALYSIS The proposed project involves the following legislative actions: A. Zone Change from L-C and E-A to RD-M/Q; and, B. Local Coastal Program Amendment, to implement the zone change in the Local Coastal Program. The project is subject to the following regulations and requirements: C. D. E. F. G. H. I. Carlsbad General Plan and City Council Policy No. 43 (Guidelines for Allocation of Excess Dwelling Units); Residential Density-Multiple (RD-M) Zone and Parking regulations (Chapters 21.24 and 21.44 of the Carlsbad Municipal Code); Scenic Preservation (S-P) Overlay Zone regulations (Chapter 21.40 of the Carlsbad Municipal Code) and the El Camino Real Corridor Development Standards; Hillside Development (HDP) regulations (Chapter 21.95 of the Carlsbad Municipal Code); Local Coastal Program regulations (Coastal Development Permit Procedures, Coastal Resource Protection Overlay Zone, and Coastal Resource Overlay Zone - Mello I LCP Segment) (Chapters 2 1.201,2 1.203, and 21.205 of the Carlsbad Municipal Code); Inclusionary Housing regulations (Chapter 21.85 of the Carlsbad Municipal Code); and, Growth Management regulations (Chapter 2 1.90 of the Carlsbad Municipal Code). 0 The recommendation for approval for this project was developed by analyzing the’ project for 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. MANZANITA APART"I'S - ZC 98-09/LCPA 98-06/SDP 98-1 YlSUP 98-06/HDP 98- 19/CDP 98-73 September 15,1999 Levislative Actions A. Zone Change The applicant is proposing to change the zoning on the project site. from L-C (Limited Control) and E-A (Exclusive Agricultural) to RD-WQ (Residential Density-Multiple with a Qualified Development Overlay). The northernmost parcel within the project site (along Cassia Road) is currently zoned E-A. The remainder of the project site is zoned L-C. The purpose of the L-C Zone is to provide an interim zone for areas where planning for hture land uses has not been completed or plans for development have not been formalized. One of the purposes of the E-A Zone is to provide for those uses, such as agriculture, which are customarily conducted in areas which are not yet ready for urban development. The Q Overlay is placed on properties with unusual circumstances (e.g., sites which contain significant areas of steep slopes and/or sensitive habitat and special treatment areas). Placement of the Q Overlay also ensures that a Site Development Plan is processed, thus allowing architectural and site plan review of the project. For this project, the Q Overlay is required for all multi-family development projects. The RD-M Zone is one of the zones which is intended to implement the RLM and RM General Plan designations on the project site. Other residential zones (e.g., R-1) can also implement the RLM and RM designations. However, staff believes the RD-M is a most appropriate choice for the project site, particularly since the proposed development is concentrated in the RM designated area, leaving the RLM portion in open space. The area surrounding the project site is now undergoing development. In recent time, a number of the properties in this area have been rezoned to allow residential development. The property directly to the north of the project site is zoned RD-M and is developed with the Villa Loma Apartment project. Further west and north is the Poinsettia Hills development, which contains attached single-family housing. The Lohf property to the south was recently rezoned to R-1-Q and will contain 73 single-family homes. The property to the west is zoned L-C. Ths property will be rezoned when development is proposed. Staff believes the requested RD-WQ zoning would be appropriate to implement the RLM and RM General Plan designations on the site and would be compatible with the zoning on surrounding properties. B. Local Coastal Program Amendment The Local Coastal Program Amendment (LCPA) is required in order to implement the proposed zone change from E-A and L-C to RD-M/Q in the Local Coastal Program. The LCPA will result in the zoning and coastal land use designations for the site being consistent. No comments were received during the required six-week LCPA public notice period. Reeulatorv ComDliance C. Carlsbad General Plan and City Council Policy No. 43 (Guidelines For Allocation of Excess Dwelling Units) MANZANITA APARTMEbJ'I'S - ZC 98-09LCPA 98-06/SDP 98-1 9/SUP 98-06MDP 98- 19/CDP 98-73 September 15,1999 Pave 6 The project site has General Plan designations of RLM and RM. The project is proposed at a density of 5.7 dwelling units per acre. The portion of the site on the east side of El Camino Real is designated RLM and is in the Southeast Quadrant of the City. At a density of 3.2 ddac (the growth control point for the RLM designation), this portion of the site would yield approximately 21 dwelling units. However, the developer is proposing to preserve this area in an open space easement. The 21 dwelling units allowed on this portion of the site cannot be transferred to the remainder of the project site because the remainder of the site is in the Southwest Quadrant of the City. The Growth Management Plan does not allow transfers of units across quadrant boundaries. Therefore, the 21 unused dwelling units would go into the Excess Dwelling Unit Bank for the Southeast Quadrant. The portion of the site on the west side of El Camino Real has a split RLM/RM designation and is located in the Southwest Quadrant of the City. This portion of the site would yield 156 dwelling units. The developer is proposing to build a total of 157 dwelling units. This would require approval to take 1 dwelling unit fiom the Southwest Quadrant Excess Dwelling Unit Bank. ' City Council Policy No. 43 establishes the priorities of projects eligible for consideration for granting of excess dwelling units. The proposed project is of a type which falls into the "first priority" for eligible projects, as it clusters the development in one area of the site. This locational adjustment was made in order to preserve larger areas of sensitive habitat. (See . attached copy of City Council Policy No. 43.) The western portion of the project site is approximately 38 acres in size. However, much of that area contains sensitive resources. (See Environmental Impact Assessment Part I1 for a detailed discussion of the habitat on the site.) The developer has designed a clustered development which will minimize impacts to the sensitive habitat on that portion of the site. In addition, the proposed project would result in 21 units going back into the Excess Dwelling Unit Bank for the Southeast Quadrant, since the portion of the project site on the east side of El Camino Real will not be developed at all. Staff believes the project design is in keeping with the intent of Policy No. 43 and that the granting of 1 excess dwelling unit from the Southwest Quadrant Excess Dwelling Unit Bank is justified. The project is also consistent with other aspects of the General Plan. This compliance is demonstrated in Table 2 below. Table 2 - GENERAL PLAN COMPLIANCE USE, GOAL, COMPLIANCE IMPROVEMENTS PROGRAM ELEMENT PROPOSED USES OBJECTIVE, OR & Land Use - Site is designated ddac development at 3.2 Designations development at 5.7 for RL" RLM/RM Density Yes Multi-family ddac (RLM) or 6 ddac (RM) MANZANITA APART"S - ZC 98-09LCPA 98-06/SDP 98-1Y/SUP 98-06/HDP 98- 19/CDP 98-73 September 15,1999 Page 7 Land Use - Overall Land Use Pattern - Policy c.2 Land Use - Overall Land Use Pattern - Policy c.4 Land Use - Growth Management - Policy C.2 Land Use - Residential - Objective B.3 Circulation - Policy C.4 Housing - Policy IV Preserve natural features (especially hillsides). Project preserves~ many natural features, including hillsides and sensitive habitat. Encourage clustering of development when compatible. Ensure that public facilities are provided concurrent with development. Development is clustered to protect sensitive open space and is compatible with existing and future development. All required public facilities to be provided with development, including full-width improvements to El Camino Real. Offer a wide range of housing types, styles, and price Project provides multi-family residential (rental) points to major and prime arterials. Provide housing opportunities for low and moderate income households. Project provides 24 affordable apartment units. Yes Yes Yes Yes Yes Yes D. Residential Density-Multiple o") Zone and Parking The proposed project has been designed to comply with or exceed all applicable requirements of the proposed RD-M Zone and the City's Parking regulations. Table 3, below, identifies all of the applicable development standards and demonstrates how the project complies with or exceeds that standard. Parking for the project's residents and guests would be provided in a combination of garages, carports, and uncovered spaces. The project is required to provide 314 resident and 42 guest parking spaces. The developer is proposing to provide a total of 366 spaces, consisting of 49 garage spaces, 101 covered spaces, and 174 uncovered spaces (all for residents) and 42 visitor spaces. Some of the proposed uncovered parking would be located within the existing SDG&E high power transmission line easement. The approval of this project is conditioned upon the MANZANITA APARTMENTS - ZC 98-09LCPA 98-06/SDP 98-19/SuP 98-06/HDP 98- 19/CDP 98-73 September 15,1999 applicants’ getting a letter of approval for this arrangement for a 50-year time period fkom SDG&E. (SDG&E will not issue such letters until after any necessary City approvals have been granted.) Table 3 - RD-M ZONE & PARKING COMPLIANCE STANDARD PROVIDED REQUIRED/ALLOWED Use Min. Lot Area Multi-family residential Multi-family residential 6.2% (of gross site) 60% Max. Lot Coverage 47.6 ac 10’000 sf Min. Lot Width 60’ 940’ Piimary Structures: 30% (of graded area) Max. Building Height 34’3% ” max. 35’ (3-story apartments) 26’4” (Recreation Building) Min. Front Yard (exceptions to 15’ and 10’) (Cassia Road) 80’ min. (Apartments) 20’ Min. Interior Side Yard Min. Street Side Yard 3 10’ min. 5’ 580’ 10’ Min. Rear yard 100’ min. 10’ Accessory Structures: Min. Dist. B/t Bldgs. 14’/1-story w/pitch Max. Building Height 10’ y. Front Yyd 1 20; . Cassia Road Min. Interior Side Yard Min. Street Side Yard Resident Parking & more) (2 spacedunit) (Apartments 2-bedrooms 3 14 Total Guest Parking (.5 space/unit first 10 units (Apartments) 42 Total & .25 spacehit subsequent units) 16’-15’ 13’4‘/1 -story w/pitch (Garages) i 13 ’6”/1 -story w/pitch (Carports) 60’ min. (Carports) 20’ min. (Open parking) 240’ min. (Garages) 30’ min. (Open Parking) 600’ (Garages) 366 Total ~ 70’ min. (Garages/Carports) (49 in garage spaces; 10 1 in carports; 174 uncovered) 42 Total MANZANITA APARTMENI‘S - ZC 98-09LCPA 98-06/SDP 98-19/SUP 98-06/HDP 98- 19/CDP 98-73 September 15,1999 E. Scenic Preservation (S-P) Overlay Zone Special Use Permit (SUP) and El Camino Real Corridor Development Standards Projects located along the El Camino Real Scenic Corridor require approval of a Special Use , ’ Permit (SUP) by the City Planning Commission. The intent of these regulations is to supplement the underlying regulations by providing additional development standards in designated areas to ’ preserve or enhance outstanding views or resources, to enhance the appearance of the environment, and to provide development guidelines for scenic corridors. Exceptions to strict compliance with these development standards is allowed when the necessary findings can be made. The proposed project site is located immediately adjacent to El Camino Real and falls within Area 5 (Sunfiesh Rose to Olivenhain Road) of the El Camino Real Corridor Development Guidelines. The project has been designed to comply with all applicable requirements of the El Camino Real Corridor Standards with one exception, as demonstrated in Table 4, below. The only aspect of the proposed project design which does not comply strictly with the El Camino Real Corridor Development Standards is a small area on each side of El Camino Real where the proposed grade change would be 13’4” (east side) and 11-12’ (west side) rather than the lo’ maximum standard. The increased elevation change is necessary to achieve the required roadway design standards for El Camino Real. Table 5, below, identifies the findings necessary . to approve an exception to the standards and the project justifications for such approval. Table 4 - EL CAMINO REAL CORRIDOR STANDARDS COMPLIANCE STANDARD PROVIDED REQUIREDIALLOWED Design Theme To be provided on both sides Per staff determination Sidewalks Craftsman architecture Old California of El Camino Real Max. Building Height 13 ’4” (worst point) 10’ fiom original grade Max. Grading Change 34’3 %’ 35’ I Min. Setback I 30’ I 30’ (to oDen Darkind I Street Furniture No rooftop equipment Not to be visible Roof Equipment City standard City standard Street Lighting Wrought Iron, Wood, or Combination MANZANITA APARTMENTS - ZC 98-09LCPA 98-06/SDP 98-1 9/SUP 98-06/HDP 98- 19/CDP 98-73 September 15,1999 Table 5 - EL CAMINO REAL CO1 ~ ~ ~ ~~~ ~ I 1 I FINDING That compliance with a particular standard is infeasible for a particular project. That the scenic qualities of the corridor will continue to be maintained if the standard is not fulfilled. That the project is designed so as to meet the intent of the scenic preservation overlay zone. EUUDOR STANDARDS EXCEPTIONS RESPONSE The standard allowing a maximum grade change of 10’ along El Camino Real is infeasible for this project. The project is required to construct full-width improvements to El Camino Real, a Circulation Element roadway. In order to construct the roadway to City standards, the developer must be place fill soils on the east side of the roadway to a height of 1 3 ’4”. The scenic qualities of the corridor will be maintained. The area of additional grade change is not to create a pad for buildings. The increased elevation area will only contain the necessary roadway improvements, thus maintaining the scenic qualities of the comdor. The project has been designed to meet the intent of the overlay zone in that it satisfies all feasible standards. It a) adheres to all grade change limitations/restrictions for all other aspects of the development (i.e., the buildings); b) adheres to all building height limitations; and c) meets or exceeds all setback requirements for the corridor. F. Hillside Development (HDP) The eastern portion of the project site will not be developed. The western portion of the project site (where the development would occur) is subject to the Hillside Development regulations in effect within the Coastal Zone (i.e., the “old” hillside regulations). A Hillside Development Permit (HDP) is required for the proposed project because the site contains a slope gradient of 15% or greater and an elevational difference of greater than 15 feet. Grading for the proposed project would involve 37,700 cubic feet of balanced cut and fill grading. Approval, of a grading permit is required. The project proposes some grading into steep slopes. However, this encroachment can be allowed by the decision-makers pursuant to Section 21.95.090 (Exclusions). The area of grading encroachment into the steep slopes would be limited to discontinuous areas with a topographic change of less than fifteen feet in height and less than 4,000 square feet in area which are not a part of the surrounding generalized slope. Much of the project grading is necessitated by the construction of full-width improvements to El Camino Real (a Circulation Element roadway). In addition the project design preserves a significant amount (approximately 38 acres) of sensitive habitat in open space. Therefore, staff believes that the MANZANITA A.FART"I'S - ZC 98-09LCPA 98-06/SDP 98-19/SUP 98-06/HDP 98- September 15,1999 191CDP 98-73 findings necessary to approve the exclusion to the hillside grading regulations can be made as demonstrated in Table 6, below. Table 6 - HILLSIDE DEVELOPMENT REGULATIONS COMPLIANCE I PERMITTED/ STANDARD . PROVIDED REQUIRED Max. Slope Height 16' (worst case) 30' Grading Volume 3,973 cylac 0-7,999 cylac Acceptable G. Local Coastal Program Regulations Only the western portion of the site (west of El Camino Real) is within the Coastal Zone. Within that western portion, the northemmost parcel (APN 215-020-22) is within the Mello II segment of the Local Coastal Program, and the remainder (APN 2 15-020-13) is within the Mello I segment of the Local Coastal Program. The site is also subject to the requirements of the Coastal Resource Protection Overlay Zone regulations, which apply throughout the Coastal Zone, and the Coastal Resource Overlay Zone for Mello I. Compliance with these requirements is discussed below. 1. Coastal Resource Protection Overlay Zone The Coastal Resource Protection Overlay Zone is intended to supplement the underlying zone by providing additional resource protection regulations within designated areas to preserve, protect, and enhance the habitat resource value of lagoons and sloping hillsides. This overlay zone applies throughout the City. It provides that steep slope areas (25% or greater slopes) not containing endangered plant/animal species or coastal sage scrub and chaparral plant communities are generally to be preserved in their natural state. Limited disturbance of these areas (i.e., "dual criteria" slopes) may be permitted, subject to specific findings, when their preservation would preclude any reasonable use of the property. In these cases, the encroachment may not exceed 10% of the total steep slope area. The proposed project site contains numerous areas of such 25%-40% dual criteria slopes throughout the project site. These areas total 5.42 acres of the western portion of the site. The proposed project would result in some disturbance to an area of 0.2 acre of these slopes. The justifications for this encroachment, and the responses to the necessary findings, are included in Table 7 below. Table 7 - COASTAL RESOURC FINDING That a soils investigation be conducted to determine that the site slope areas are stable and that gradingldevelopment impacts are mitigable for at least 75 years or the life of the structure. 5 PROTECTION OVERLAY ZONE The geotechnical investigation conducted for the project includes recommendations for grading and development of the site which will ensure slope stability. These recommendations include, among other things, planting of the slopes with an erosion resistant plant material. RESPONSE c- - MANZANITA APARTMENTS - ZC 98-09LCPA 98-06/SDP 98-191SUP 98-06MDP 98- 19/CDP 98-73 September 15,1999 Pape 12 That grading of the slope is essential to the development of the site. That slope disturbance will not result in substantial damage or alteration to major wildlife habitat or native vegetation. For projects of 10 acres or less in size and which are predominated by steep slopes, that grading may be allowed only if no interruption of significant wildlife corridors occurs. ____~ ~ No grading of steep slope areas will be permitted unless all environmental impacts have been mitigated. The grading of the slope is essential to the development of the site in that some disturbance of a small area of steep slopes is necessary to create the pad for the development and the developer is clustering the development to protect as much of the sensitive vegetation on the site as possible. The small amount of slope disturbance proposed will not result in substantial damage or alteration because the area of disturbance is a small discontinuous slope area at the edge of the proposed development pad and the bulk of the sensitive vegetation is being protected in a larger contiguous open space area. n/a - Site is larger than 10 acres. (However, no interruption of significant wildlife corridors would occur anyway since the are to be disturbed is at the edge of the proposed development pad and the bulk of the sensitive vegetation is being protected in the larger contiguous open space area. The project approvals contain a condition requiring mitigation of the identified environmental impacts. 2. Coastal Resource Overlay Zone - Mello I This overlay zone applies to properties located in the watershed of Batiquitos Lagoon identified by the California Department of Fish and Game as a unique wetland habitat. This overlay zone is also intended to protect sensitive resources. The project's compliance with the applicable regulations of this overlay zone are discussed in Table 8 below. Table 8 - COASTAL RESOURCE OVERLAY ZONE - MELLO I FINDING The density of the proposed project is 3.9 Max. density of development shall be 7 RESPONSE dwelling units per gross acre (based upon units per gross acre. the gross acreage on the west side of El Camino Real only). Underlying zoning shall be either P-C or The proposed underlying zoning is RD- MANZANITA APARTMbNTS - ZC 98-09/LCPA 98-06/SDP 98-1 YISUP 98-06/HDP 98- 19/CDP 98-73 September 15,1999 H. 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 this project is 23.55 affordable dwelling units. The applicant is proposing to satisfy this requirement by providing 24 affordable units. In addition, at least 10% (2.4) of those affordable units must be 3-bedroom units. The developer is proposing to provide 9 3-bedroom units (36% of the total affordable units) to satisfy the requirement for 3-bedroom units. Therefore, the proposed project would meet or exceed all applicable inclusionary housing requirements, as demonstrated in Table 9, below. The proposed affordable units would be dispersed throughout the development to ensure that they would not be concentrated in a particular building or group of buildings. Because these are rental units, the timing of need for and availability of affordable units will vary. Therefore, the affordable housing agreement will identify a method of monitoring to ensure that the required number of affordable units is always available. Table 9 - INCLUSIONARY HOUSING COMPLIANCE STANDARD PROVIDED REQUIRED Inclusionary (UnitslFees) Requirements 24 units 23.55 units n/a da Incentives Requested 36% of affordable units 10% of affordable units bedroom) 9 units 2.4 units Mix of Bedrooms (1 0% 3- Dispersed n/a Location of Units 1. Density Increase 2. Standards Modifications 3. Direct Financial I. Growth Management The proposed project site is located within both zones 21 and 10 in the southwest and southeast (respectively) quadrants of the City. Zone 21 has an approved Local Facilities Management Plan (LFMP). A draft of the proposed LFMP for Zone 10 is currently being reviewed as part of the project applications for the Villages of La Costa Master Plan. However, the portion of the project site which is in Zone 10 will remain undeveloped. The impacts on public facilities created by the project, and its compliance with the adopted performance standards, are summarized in Table 10 below. MANZANITA APARTMENTS - ZC 98-09LCPA 98-06/SDP 98-19/S,UP 98-06/HDP 98- 19KDP 98-73 September 15,1999 Table 10 - GROWTH MANAGEMENT COMPLIANCE ZONE 21 STANDARD IMPACTS I PROVIDED Sewer Collection System Yes 36,110 GPD Water Yes 157 EDU The project is 1 dt above the Growth Management Dwelling Unit allowance of 156 dwelling units on the west side of El Camino Real (Southwest Quadrant) and 21 units below the Growth Management Dwelling Unit allowance of 21 dwelling units on the east side of El Camino Real (Southeast Quadrant). ENVIRONMENTAL, ANALYSIS The proposed project has been reviewed pursuant to the California Environmental Quality Act (CEQA). This review concluded that the project would result in potentially significant effects on the environment: 1) traffic at the Palomar Airport Roam1 Camino Real intersection; 2) noise from El Camino Real; 3) cultural (paleontological) .resources; and 4) biological resources (sensitive habitat on the project site). Each of these potentially significant impacts can be mitigated to less than significant, and the applicant has agreed to modify the project to implement all of the necessary mitigation measures. Mitigation measures which would reduce these impacts to less than significant have been included in a Mitigation Monitoring Plan attached to Resolution No. 461 7. A Mitigated Negative.Declaration was issued for the proposed project on May 3, 1999. The project will generate a total of 71.7 students, which will create a potential environmental impact on school facilities. The project will be required to pay statutory school fees, and the fees have been determined to mitigate impacts to a level of insignificance because the State limits facilities mitigation to the payment of statutory fees and prohibits project denial. MANZANITA APARTMENTS - ZC 98-09LCPA 98-06/SDP 98-19/SUP 98-06/HDP 98- 19/CDP 98-73 September 15, 1999 Page 15 ATTACHMENTS: 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. Planning Commission Resolution No. 4617 (Mitigated Negative Declaration) Planning Commission Resolution No. 461 8 (ZC) Planning Commission Resolution No. 46 19 (LCPA) Planning Commission Resolution No. 4620 (SDP) Planning Commission Resolution No. 4621 (SUP) Planning Commission Resolution No. 4622 (HDP) Planning Commission Resolution No. 4623 (CDP) Location Map Background Data Sheet Local Facilities Impact Assessment Form Disclosure Statement Exhibit “XX”, Existing General Plan and Zoning Illustration City Council Policy No. 43 Reduced Exhibits Full Size Exhibits “A” - “X”, dated September 15, 1999 EB:eh:mh MANZANITA APARTMENTS ZC 98-091LCPA 98-06lSDP 98-1 91 SUP 98-06lHDP 98-18lCDP 98-73 BACKGROUND DATA SHEET CASE NO: MANZANITA APARTMENTS CASE NAME: ZC 98-09LCPA 98-06/SDP 98-19/SUP 98-06/HDP 98-18/CDP 98-73 APPLICANT: MANZANITA PARTNERS. LLC REQUEST AND LOCATION: a 157-unit amrtment develoDment on a site adiacent to El Camino Real just south of Cassia Road LEGAL DESCRIPTION: a Dortion of the NE and SE ?4 of the SW ?4 of Section 23, T12S. R4W. SBM, Countv of San Diego APN: 215-020-22 & 13.215-021-04 Acres: 47.6 Proposed No. of Lots/Units: 3 lotdl57 du GENERAL PLAN AND ZONING Land Use Designation: RLM & RM Density Allowed: Density Proposed: 5.7 du/ac Existing Zone: E-A & L-C Proposed Zone: RD-M/O Surrounding Zoning, General Plan and Land Use: Zoning Site E-A & L-C General Plan Current Land Use RLM&RM Vacant & undeveloped North RD-M/Q South R-l-7,500/Q East P-c West RD-MIQ & L-C RM Multi-family residential RLM&RM Undeveloped RLM Undeveloped RLM&RM Undeveloped PUBLIC FACILITIES School District: CUSD Water District: CMWD Sewer District: CMWD Equivalent Dwelling Units-(Sewer Capacity): 157 Public Facilities Fee Agreement, dated: 10-2-98 ENVIRONMENTAL IMPACT ASSESSMENT Mitigated Negative Declaration, issued May 3. 1999 0 Certified Environmental Impact Report, dated 0 other, A. B. C. D. E. F. G. H. I. J. K. L. - - .. - 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: Manzanita Auartments - ZC 98-09/LCPA 98-O6/SDP 98-98-19/SUP LOCAL FACILITY MANAGEMENT ZONE: 21 & 10 GENERAL PLAN: RL" ZONING: E-A &'L-C DEVELOPER'S NAME: Manzanita Partners. LLC ADDRESS: 1155 Cuchara. Del Mar. CA 92014 98-06/HDP 98-1 8/CDP 98-73 PHONE NO.: (619) 755-891 1 ASSESSOR'S PARCEL NO.: 215-020-22 & 13; 215-021-04 QUANTITY OF LAND USEAIEVELOPMENT (AC., SQ. FT., DU): 157 du's ESTIMATED COMPLETION DATE: City Administrative Facilities: Demand in Square Footage = 545.8 Library: Demand in Square Footage = 291.1 Wastewater Treatment Capacity (Calculate with J. Sewer) 157 EDU Park: Demand in Acreage = 1.09 Drainage: Demand in CFS = 32 Identify Drainage Basin = Basin D (Identify master plan facilities on site plan) Circulation: Demand in ADT = 942 (Identify Trip Distribution on site plan) Fire: Served by Fire Station No. = 2 & 4 Open Space: Acreage Provided = 38 Schools: CUSD 39.7 elementary, 10.5 junior high, 21.5 high school students Sewer: Demands in EDU 157 Identify Sub Basin = 21A (Identify trunk line(s) impacted on site plan) Water: Demand in GPD = 36.1 10 The project is lunit above the Growth Management Dwelling unit allowance within the Southwest Quadrant and 21 units below the Growth Management Dwelling unit allowance within the Southeast Quadrant. Thus the project would take 1 unit fiom the Southwest Quadrant Excess Dwelling Unit Bank and would return 21 units to the Southeast Quadrant Excess Dwelling Unit Bank. EXISTING GENEFWL PLAN SITE A\ Exhibit lvXX1l September 15, 1999 EXISTING ZONING MANZANITA APARTMENTS ZC 98-091LCPA 98-06lSDP 98-1 91 SUP 98-06lHDP 98-1 8lCDP 98-73 _- Page 1 of 2 i CITY OF CARLSBAD Policy NO.,^ Date Issued 4/22/97 Effective Date" Cancellation Date Supersedes No. COUNCIL POLICY STATEMENT General Subject: Proposition E 'Excess" Dwelling Unit Allocation Specific Subject: Formal Procedure Establishing Guidelines for Allocation of Units .. Proposition E "Excess" Dwelling I Copies to: City Council, City Manager, City Attorney, Department and Division Heads, Employee Bulletin Boards, Press, File I PURPOSE' To establish guidelines for .allocation of 'excess" dwelling units when, following the adoption of all residential Local Facilities Management Plans within a quadrant, the Proposition E quadrant cap is greater than the number of dwelling units approved or issued after November 4, 1986, plus the allowable units per the Growth Management Control Points. . I STATEMENT OF POLICY Although it should not be mandatory that excess dwelling units be allocated if they become available and it would be desirable to not attain the ultimate residential dwelling unit caps established by the adoption of Proposition E, the following criteria is established to determine eligibility for consideration of "excess" dwelling unit allocation, subject to the required findings in Proposition E. Projects eligible for consideration in order of priority include: First Priority 1. Housing development for lower-income households where allowable housing expenses paid by the qualifying household does not exceed thirty percent (30%) of the gross monthly income, adjusted for household size, at eighty percent (80%) of the county median income. 2. Density transfers, clustering of development and dwelling unit locational adjustments which are proposed in order to preserve larger areas of sensitive habitat. 3. lnfill Single Family Subdivisions that meet all development standards and where proposed lot sizes will be equal to or greater than adjacent subdivided properties. h h i Page 2 of 2 2. Transit oriented development projects where increased residential density is being placed in Close proximity to major transit facilities and commercial support services. 3. Projects within the existing general plan density range that provide, without compensation, for some significant public facility not required as part of the development process. Third Priori& 1. Housing development for moderate income households where allowable housing expenses paid by these qualifying household does not exceed thirty percent (30%) of gross monthly income, adjusted for household size, at 120 percent (120%) of the county median income. 2. Projects proposing a zone change from non-residential to residential based upon the following findings: a. The property was zoned for other than residential use on July 1986. b. The property is compatible for residential use without significant mitigation. C. The density of the project does not exceed the Growth Management Control Points of any adjacent residential property. 3. lnfill multi-family projects that meet all development standards and where the resulting density does not exceed adjacent, existing multi-family projects. Application of the priority levels should be based on the total number of excess units available in a quadrant. The purpose of having three priority levels is to address the issue of having only a minimal number of excess units available in a quadrant at any one particular Doint in time. If there are only a minimal number of excess units available in a quadrant then the units should only be used for a First Priority project. Conversely, if there are a substantial lumber of excess units available in the quadrant, allocation to a Second or Third Priority xoject is acceptable. qegarding the use of excess dwelling units for affordable housing, the intent of this policy is :o work in conjunction with and to aid in implementing the programs of the Housing Element ncluding the lnclusionary Housing Ordinance and the Density Bonus Ordinance. If a substantial allocation of excess dwelling units are being requested pursuant to item no. 1 of :he First Priority, the project should then, however, exceed the basic numerical requirements If these ordinances regarding the provision for lower income units. CITY OF CARLSBAG COUNCIL POLICY STATEMENT i General Subject: PROPOSmON E TXCESS DWELUNG UNIT ALLOCATION Specific Subject: FORMAL PROCEDURE ESTABLISHING QUIDEUNES FOR ALLOCATION OF PROPOSmON E 'MCES9 DWELLING UNITS. I Copies to: City Council, City Manager, City Attorney, Department and Division Heads, Employee Bulletin Boards, Press, File To establish guidelines for allocation of "excess" dwelling units when, following the adoption of all residential Local Facilities Management Plans within a quadrant, the Proposition E quadrant cap is greater than the number of dwelling units approved or issued after November 4, 1986 plus the allowable units per the Growth Management Control Points. .. STATEMENT OF POLICY ( Although it should not be mandatory that excess dwelling units be allocated if they become available and it would be desirable to not attain the ultimate residential dwelling unit caps established by the adoption of Proposition E, the following criteria is established to determine eligibility for consideration of "excess" dwelling unit allocation, subject to the required findings in Proposition E. Projects eligible for consideration in order of priority include: 1. Housing development for low or moderate-income. households as defined by California Government Code Section 6591 5. 2. Senior citizen housing as defined by Carlsbad Municipal Code Section 21.1 8.045. 3. lnfill Single Family Subdivisions, Zoned R-1, that meet all development standards and where lot sizes are equal to or greater than adjacent subdivided R-1 properties. 4. Projects within the existing general plan density range that provide, without other compensation, for some significant public facility not required as part of the development process. 5. Projects proposing a zone change from non-residential to residential based upon the following a) The property was zoned for other than residential use on July 1 , 1986. b) The property is compatible for residential use without significant mitigation. c) The density of the project does not exceed the Growth Management Control Point findings: of any adjacent residential property. 1 MANZANITA PARTNERS BUILDING 1 6 1R - FRONT I WAR FI FVATION , I D FLOOR PI AN I ROOF PI I I I I I I I I I I I I I I I I I I I I I I I L Bull DING 1 6 1R - ROOF P@ "_ 1; LA" L MANZANITA PARTNERS BUILDING 2 - ROOF PL+fJ - CARPORTS - RIGHT ELEVATIZ CARPORTS - FRONT ELFVATION I”. I I ! ’ CARPORTS - FLOOR PLAJ MANZANITA PARTNERS