Loading...
HomeMy WebLinkAboutZC 97-08; May Subdivision; Local Coastal Program Amendment (LCPA)h lne City of GARLSBAD Planning Departmbdt A REPORT TO THE PLANNING COMMISSION P.C. AGENDA OF: July 15,1998 Application complete date: January 26, 1998 Project Planner: Anne Hysong Project Engineer: Ken Quon SUBJECT: ZC 97-08LCPA 97-121CT 97-241 SDP 98-051CDP 97-58 - MAY SUB- DIVISION - Request for approval of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, Zone Change, Local Coastal Program Amendment, Tentative Tract Map, Site Development Plan and Coastal Development Permit to rezone a 4.67 acre infill site from R- 1 and R- 1 - 15,000 to R-10,000 and allow the subdivision of 14 single family lots and two second dwelling units on property generally located at the corner of Park Drive and Monroe Street in Local Facilities Management Zone 1. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolutions No. 4330, 4325, and 4326, RECOMMENDING APPROVAL of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, ZC 97-08 and LCPA 97-12, and ADOPT Planning Commission Resolutions No. 4327, 4328, and 4329 APPROVING CT 97-24, SDP 98-05 and CDP 97-58, based on the findings and subject to the conditions contained therein. 11. INTRODUCTION The applicant is requesting approval of various permits to rezone, subdivide and grade a 4.67 acre infill parcel into 14 standard single family lots including two second dwelling units to satisfy the project’s inclusionary housing requirement. As designed and conditioned, the project is in compliance with the General Plan, Mello I1 LCP, the Subdivision Ordinance, and the relevant zoning regulations of the Carlsbad Municipal Code. 111. PROJECT DESCRIPTION AND BACKGROUND The proposed infill project, located in LFMP Zone 1 in the northwest quadrant, consists of a zone change, Local Coastal Program amendment, tentative tract map, site development plan and coastal development permit to rezone the 4.67 acre parcel to R-1-10,000 and subdivide it into 14 single family lots. The project also includes two second dwelling units proposed on Lots 7 and 8 to satisfy the project’s inclusionary housing requirement. The property is designated for Residential Low Medium density allowing 0 - 4 dwelling unitdacre and zoned with a split R-1 (7,500 sq. f3. lot size) and R-1-15,000 classification. The site is served by existing infrastructure and surrounded by existing single family development. Properties to the north and west are zoned R-1 and properties to the east and south are zoned R-1-15,000 (see Attachment 1 1). ZC 97-08LCPA 97- 12/C’1 7 i-24/ SDP 98-05/CDP 97-58/ - MAY S LJBDIVISION July 15, 1998 Page 2 The site consists of 4.67 acres which fall gently in a southwest direction with elevations ranging from 230 feet above mean seal level (amsl) in the northeast comer to 210 feel amsl in the southwest corner of the site. May Foliage Company, a wholesale plant company, operates on the site under approval of a conditional use permit. The property has been used for agricultural purposes since sometime prior to 1953 and is occupied by large green houses (used to cultivate indoor plants), the company office, storage buildings, and a pesticide shed with a boiler and chemical tanks for distribution of fertilizer and pesticide solutions. ‘The site is also occupied by the May single family residence and a garage. All existing development would be demolished and/or removed to enable grading and the subdivision of the parcel into single family lots and a public cul-de-sac street providing access from Park Drive. The proposed grading is consistent with existing topography in that single family pad elevations range from 208 feet to 230 feet across the site. Proposed single family lots range in size from 10,896 square feet to 16,100 square feet. Park Drive and Monroe Street would provide access to lots fronting on those streets, and a proposed cul-de-sac street (Street “A”) would provide access to interior lots. The project would be required to improve the Park Drive and Monroe Street frontages and construct Street “A” in compliance with the City’s local street standards. The May subdivision project is subject to the following land use plans, policies, programs, and zoning regulations: A. General Plan B. Mello I1 Segment of the Local Coastal Program 1. 2. Development Regulations Mello I1 Local Coastal Program Amendment C. Carlsbad Municipal Code, Title 21 (Zoning Ordinance) including: 1. Chapter 2 1.10 - R- 1 One Family Residential Zone; 2. Chapter 21.85 - Inclusionary Housing and Chapter 21.53 - Site Development Plan for Affordable Housing; and 3. Chapters 21.201 and 21.203 - Coastal Development Permit Procedures and Coastal Resource Protection Overlay Zone. D. Carlsbad Municipal Code, Title 20 (Subdivision Ordinance) E. 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. . ZC 97-08LCPA 97-12/C’1 7 /-24/ SDP 98-05/CDP 97-58/ - MAY ~LJBDIVISION July 15, 1998 Pane 3 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 family residential development. be made. 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. The zone change would ensure compatibility by providing a transition zone between existing R-1 zoning and smaller lots to the north and R-1-15,000 zoning and B1. Local Coastal Program Amendment Compliance Yes Yes Yes The project is located within and subject to the Mello I1 segment of Carlsbad’s Local Coastal ZC 97-08LCPA 97-12/C'i 7 /-241 SDP 98-05/CDP 97-58/ - MAY SUBDIVISION July 15, 1998 STANDARD REQUIRED Use Single Family Lots/ Second Dwelling Units Lot Size Minimum 10,000 Sq. Ft. Lot Width 75 Feet Second Dwelling Unit Floor Area Detached Second Dwelling Single Story Unit Height Maximum 640 Sq. Ft. Program (LCP) which designates the property for residential low medium density (RLM) land use with a split R-1 and R-1-15,000 zoning. Although the Mello I1 Land Use Map is consistent with the RLM General Plan designation, the implementing zones (R-1 and R-1- 15,000) are not consistent with the proposed zone change to R-1-10,000. As discussed above, the proposed zone change is consistent with the RLM land use designation and would create a logical transition between R-1 zoning to the north and R-1-15,000 zoning to the south. PROPOSED 14 Single Family Lots 2 Second Dwelling Units Minimum 75 Feet 10,896 - 16,100 Sq. Ft. 603 Sq. Ft. Single Story - 12.5 Ft. Since the California Coastal Act specifies that all rezonings related to land use regulation or administration of the coastal zone, which occur after the certification of a local government's local coastal program, require a LCP amendment in order to be effective, the project includes a Local Coastal Program Amendment to amend the zoning map portion thereof (City Zone Map) from R-1 and R-1-15,000 to R-1-10,000 for the subject property. B2. Mello I1 Local Coastal Program - Development Regulations The project is subject to and consistent with applicable Mello I1 LCP resource preservation policies and implementing ordinances Chapter 21.201 (Procedures) and Chapter 2 1.203 (Coastal Resource Protection Overlay Zone) of the Carlsbad Municipal Code. In accordance with Chapter 21.201 , the proposed project includes an application for a Coastal Development Permit for the subdivision of the property. A new coastal development permit will be required when actual units are proposed on each single family lot. The applicable sections of Chapter 21.203 pertain to the prevention of soil erosion, sediment control, and adequate drainage facilities. The subject site, which has been previously graded and developed, contains no steep slopes or natural vegetation. The project would be conditioned to require approval of a grading permit and improvement plans to ensure that all erosion control, and drainage facilities are utilized or constructed in accordance with City standards. The proposed development would not increase the amount of storm-water runoff from the site, and runoff would be directed into existing storm drains. Additionally. the project would be conditioned to prohibit grading during the rainy season, October 1 to April 1, to avoid increased runoff and soil erosion. C1. Chapter 21.10 - R-1 One Family Residential Zone As shown on the following table, the single family subdivision meets or exceeds the R-1 zone standards for the proposed change to minimum 10,000 square foot lots and the provision of detached second dwelling units on Lots 7 and 8. ZC 97-08LCPA 97-12/Crl Y ?-24/ SDP 98-05/CDP 97-58/ - MAY ~LJBDIVISION July 15, 1998 Space Architectural compatibility with main structure Page 5 driveway Detached units located in rear yard - same exterior and roof materials as , main structure STANDARD Second Dwelling Unit Entrance Second Dwelling Unit Parking Space Architecture C2. Chapter 21.85 Inclusionary Housing and Chapter 21.53 Site Development Plan The project includes 14 single family lots and an inclusionary housing requirement of 2.47 units which must be affordable to lower income households. The developer is proposing to satisfy the affordable housing requirement by designating onsite two (2) lots for future second dwelling units. As shown on Exhibit “-”, the conceptually-designed second dwelling units would be detached, 603 ’square foot single story structures located in the rear yards of Lots 7 and 8. Tandem parking in the driveways of single family units would satisfy the off-street parking requirement The remaining .47 of an inclusionary dwelling unit would be satisfied through the payment of a fee equal to the fraction times the average subsidy needed to make affordable to a lower income household, one newly constructed typical housing unit. The Carlsbad Municipal Code requires approval of a site development plan for any affordable housing project of any size. The proposed SDP for this project indicates which lots would be designated and deed restricted for second dwelling units. The plans also include prototypical preliminary floor plans and building elevations to illustrate that the proposed lots can accommodate second dwelling units including parking. Since the actual units on each lot will be proposed at some future date, the project would be conditioned to require a site development plan amendment only if the second dwelling unit is reduced in size or footprint. Changes in second dwelling unit architecture would be reviewed for compatibility with the main structure by the Planning Director. C3. Chapters 21.201 Coastal Development Permit Procedures and 21.203 Coastal Resource Protection Overlay Zone See discussion under B1 and B2 Mello I1 LCP above. D. Subdivision Ordinance The proposed tentative map complies with all the requirements of the City’s Subdivision Ordinance. Currently, Monroe Street and Park Drive provide access to the project site, and the developer must construct improvements to those frontages and construct future Street “A”, the only proposed new public street serving the project. The project is conditioned to require local street improvements to full width right-of-way including curbs, gutters, sidewalks, street lights, ZC 97-08LCPA 97-12/C'l 7 /-24/ SDP 98-05ICDP 97-58/ - MAY ~LJBDIVISION July 15, 1998 Page 6 and fire hydrants. The proposed street system is adequate to handle the project's pedestrian and vehicular traffic and accommodate emergency vehicles. The hydraulic analysis performed for the project indicates that the rate of runoff from the proposed development will be reduced from existing conditions due to the reduction in impervious surfaces. Therefore, the proposed development will have less of an impact on downstream drainage facilities than currently exists. The subdivision will not conflict with easements of record or easements established by court judgment or acquired by the public at large for access through or use of property within the subdivision. The project has been designed and structured such that there are no conflicts with any established easements. E. 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 as follows: I IMPACTS$'*:. '1 COMPLIANCE ]1 FACILITY The project is 1.1 dwelling units above the Growth Management Dwelling Unit allowance of 14.9 dwelling units for the property as permitted by the Growth Management Ordinance growth control point. 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 11, 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. All feasible mitigation measures identified in the MEIR which are ZC 97-08hCPA 97-12/C1 7 /-241 SDP 98-05/CDP 97-581 - MAY ~uI~DIVISION July 15, 1998 appropriate to this project have been incorporated into the project. As a result of said review in which a potentially significant health hazard was identified, mitigation to reduce that impact was proposed by the applicant and a Mitigated Negative Declaration was issued on May 22, 1998. The mitigation measure is based on a “Phase I Environmental Audit Report” performed for the property by MV Environmental, Inc. in which it is recommended that a Phase I1 site assessment be performed to determine the presence of hazardous materials in near surface soils. The Phase I1 assessment will be performed upon demolition of the existing structures and prior to the commencement of grading work for the project. The proposed mitigation also includes a requirement for a mitigation plan for any necessary corrective work and verification from the County Health Department that the mitigation plan has been implemented. ATTACHMENTS: 1. Planning Commission Resolution No. 4330 (Mitigated Negative Declaration) 2. Planning Commission Resolution No. 4325 (ZC) 3. Planning Commission Resolution No. 4326 (LCPA) 4. Planning Commission Resolution No. 4327 (CT) 5. Planning Commission Resolution No. 4328 (SDP) 6. Planning Commission Resolution No. 4329 (CDP) 7. Location Map 8. Background Data Sheet 9. Local Facilities Impact Assessment Form 10. Disclosure Statement 1 1. Proposed and Surrounding Zoning 12. Reduced Exhibits 13. Full Size Exhibits “A” - “G” dated July 1, 1998 AH:kc:mh / MAY S U B D I VI S IO N ZC 97-08lLCPA 97-1 21 CT 97-24lSDP 98-05ICDP 97-58 BACKGROUND DATA SHEET CASE NO: ZC 97-08/LCPA 97- 12/CT 97-24/ SDP 98-05/CDP 97-58 CASE NAME: MAY SUBDIVISION APPLICANT: JAMES & PATRICIA MAY REQUEST AND LOCATION: Zone change and Local Coastal Program Amendment to rezone an infill parcel from a split R- 1-7500 and R-1 - 15000 zoning to R- 1 - 10000 and tentative map, minor site development plan and coastal development permit to subdivide the 4.67 acre parcel into 14 standard (10,000 square foot minimum) single family lots with detached 603 sauare foot second dwelling units on two lots to satisfy inclusionarv housing reauirements at the comer of Park Drive and Monroe Street. LEGAL DESCRIPTION: A portion of Lot “I” of Rancho Agua Hedionda in the County of San Diego, State of California. according to the map thereof No. 823, filed in the office of the County Recorder of San Diego Countv November 16.1896. APN: 207-061-07 Acres: 4.67 Acres Proposed No. of LotsLJnits: 14 Lotdl6 Units GENERAL PLAN AND ZONING Land Use Designation: RLM Density Allowed: 0 - 4 DU/ACRE (GCP = 3.2 DU/ACRE) Existing Zone: R-1 & R-1-15.000 Proposed Zone: R-1 - 10.000 Density Proposed: 3.4 DU/ACFE Surrounding Zoning and Land Use: (See Requirements) Zoning; Site R-l-7,500/R-1-15,000 attached for information on Carlsbad’s Zoning Land Use RLM (NURSERY/SINGLE FAMILY) North R-1-7500 RLM (SINGLE FAMILY) South R-1- 15,000 RLM (SINGLE FAMILY) East R- 1 - 1 O,OOO/R- 1 - 15,000 RLM (SINGLE FAMILY) West R-1-7500 RLM (SINGLE FAMILY) PUBLIC FACILITIES School District: CUSD Water District: CMWD Sewer District: CARLSBAD Equivalent Dwelling Units (Sewer Capacity): 16 EDU Public Facilities Fee Agreement, dated: DECEMBER 23. 1997 ENVIRONMENTAL IMPACT ASSESSMENT [XI Mitigated Negative Declaration, issued MAY 22, 1998 0 Certified Environmental Impact Report, dated 0 Other, CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application) PROJECT IDENTITY AND IMPACT ASSESSMENT: LOCAL FACILITY MANAGEMENT ZONE: LGENER4L PLAN: RLM DEVELOPER’S NAME: JAMES & PATRICIA MAY ADDRESS: 3926 PARK DIUVE. CARLSBAD. CA 92008 FILE NAME AND NO: ZC 97-08/LCPA 97-12/CT 97-24/SDP 98-05/CDP 97-58 ZONING: PROPOSED - R- 1-1 0.000 PHONE NO. (760) 434-3 12 1 ASSESSOR’S PARCEL NO.: 207-06 1-07 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 4.67 ACRES/ 14 ESTIMATED COMPLETION DATE: UNKNOWN A. B. C. D. E. F. G. H. I. J. K. City Administrative Facilities: Library: Wastewater Treatment Capacity (Calculate with J. Sewer) Park: Demand in Acreage = Drainage: Demand in CFS = Demand in Square Footage = Demand in Square Footage = Identify Drainage Basin = (Identify master plan facilities on site plan) Circulation: Demand in ADT = (Identify Trip Distribution on site plan) Fire: Open Space: Acreage Provided = Schools: (Demands to be determined by staff) Sewer: Demands in EDU Served by Fire Station No. = Identify Sub Basin = (Identify trunk line(s) impacted on site plan) Water: Demand in GPD = 55.6 SO FT 29.6 SO FT 16 EDU .l 1 ACRE N/A 160 ADT N/A CUSD 16 EDU 3.520 GPD L. The project is 1.1 dwelling unit above the Growth Management Dwelling unit allowance. DISCLOSURE STATEMENT Applicant’s statement or disclosure of certain ownership applications which will require discretionary action on the Council or any appointed Board, Commission or Committee. The following information must be disclosed: 1. 2. 3. 4. APPLICANT List the names and addresses of all persons having interests on all part of the City a financial interest in the OWNER List the names and addresses of all persons having any ownership interest in the property involved. If any person identified pursuant to (1) or (2) above is a corporation or partnership, list the names and addresses of all individuals owning more than 10% of the shares in the corporation or owning any partnership interest in the partnership. If any person identified pursuant to (1) or (2) above is a non-profit organization or a trust, list the names and addresses of any person serving as officer or director of the non-profit organization or as trustee or beneficiary of the trust. @ 2075 Las Palmas Dr. - Carlsbad. CA 92009-1 576 - (61 9) 438-11 61 - FAX (61 9) 438-0894 c 4 5. Have you had mL., than $250 worth of business transuded with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (1 2) months? 0 Yes If yes, please indicate personls): Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, 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. NOTE: Attach additional sheets if necessary. ,c is l19l017 &. cltv\. rhuL 4,s/97 , I. Signature of appiicant/date 0 . 0640 ##& z,s,;,2 A?- AJ Mi/ J?iks 22 Print or type name of appiicanf Print or type name of owner Disclosure Statement 10/96 Page 2 of 2 EXISTING : PROPOSED: R-1 - 1 0,000 R- 1 /R- 1 -1 5,000 MAY SUBDIVISION CITY OF CAl..LS13AI> TENTATIVE MAP NO, CT-97-24 SCALE: 1"=40' mm* MAP IRENO I- %!- .'3 I OWNER 1 I LANDSCAPE PARK DRIVE HOMES AFFORDABLE HOUSING VICINITY MAP I FRONT ELEVATION - .- I_ - LEFT ELEVATION - _REAR ELEVATION - t rE- _RIGHTELEVATlON 6 - PLAN' 1993 /---7 L rJ I I I I I I 1 CAR OARAGE SECOND FLOOR PLAN FIRST FLOOR PLAN . -w. AO- RIGHT ELEVATION - .REAR ELEVATION I LEFT ELEVATION C-PLAN 2522 r-----l SECOND FLOOR PLAN 1 I I FIRST FLOOR PLAN -7. t-0. * .C 1. PLAN (2522 L*r ..,... am 6 a7 shsrl RIGHT ELEVATION .. LEFT ELEVATION -,I REAR ELEVATION p4#. 1'4 ,'< /. . 00, ..C t,,. .,.a- FLOOR PLAN .', , -1 ! ' fV6iCAC hCLlJSlbNAR? UNIT .