HomeMy WebLinkAboutRP 82-03; Jefferson Senior Housing; Redevelopment Permits (RP)>ml
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APPEICATION SUBMITTAL DATE:
June 5, 19 80
STAFF REPORT
DATE: December 22, 1982
TO: Design Review Board
FROM: Land Use Planning Office
SUBJECT: RP/CUP 82-3 - LADWIG - Request for a redevelopment
permit/conditional use permit to allow for the construc-
tion of a 48-unit senior citizen housing project on the
northeast corner of Jefferson Street and Oak Avenue in
the V-R zone.
I. RECOMMENDATION
It is recommended that the Design Review Board APPROVE the
Negative Declaration issued by the Land Use Planning Manager and
adopt Resolution No. 002 recommending APPROVAL of RP/CUP 82-3 to
the City Council based on the findings and subject to the
conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
The applicant is requesting a redevelopment permit/conditional
use permit to construct a 48-unit senior citizen housing project
covering six parcels with a combined area of .64 acre located as
described above. This site is flat and vacant at the present
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 connected at the second and third levels by a walkway. As
proposed, this project will be built at a density of 75 dwelling
units per acre which is in conformance with the Senior Citizen
Housing Provisions of the Zoning Ordinance (Section 21.18.045).
As shown on Exhibit "A", the project will have an interior
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.
This project was originally submitted in March 1981. At that
time, the applicant was requesting that he be reimbursed for the
cost of the land by a block grant from the County. During the
past year and a half, the City and the applicant have negotiated
with the County to obtain a block grant. In November, 1982, the
applicant decided the project could be completed with only the
assistance of the Mortgage Revenue Bond Program for multifamily
units and hence, withdrew his request for a block grant.
III. 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 located;
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, land-
scaping 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?
3. Does the project conform with the architectural standards of
the Village Design Manual?
Discussion
As conditioned, it appears that the proposed senior housing
project meets the four findings for the issuance of a conditional
use permit. The Housing Element of the Carlsbad General Plan
notes the lack of affordable senior housing in Carlsbad and
points out the need for additional affordable senior rental
housing. As proposed, this project should help to fulfill this
need. The project will be located near the center of town in a
neighborhood 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 specifi-
cally permitted in this zone.
The site appears to be adequate in size and shape to accommodate
the proposed use. As shown on Exhibit "A", all of the yards,
setbacks, fences, parking spaces and other features necessary to
adjust the requested use to existing and future uses in the
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neighborhood will be provided and maintained. 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 Section 21.18.045, Senior Citizen Housing by Conditional Use
Permit. As previously mentioned, this section of the Zoning
Ordinance was written specifically to allow development of this
type of project.
All of the units will be rented to senior citizens. Pursuant to
the provisions 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" indicates how the
proposed project could be converted to a regular apartment
project which would conform to the requirements of the Zoning
Ordinance.
The applicant is aware that the senior housing ordinance requires
that the City hold an equity position in order to insure that the
project is constructed and maintained in accordance with the
requirements of this ordinance. One of the conditions of
approval for this project requires that the details of such an
arrangement be worked out prior to issuance of a building
permit.
Architecture/Design
The proposed buildings will be three stories high and have a
contemporary architectural style. The outside of the building
will be neutral earth color stucco with wood trim. The roof will
be shingled with composition shingles of dark earth tones. As
proposed, this project will be compatible with the surrounding
buildings and the design concepts of the Village Design Manual.
Staff can make the four findings required to grant a conditional
use permit, feels the project has been designed in accordance
with Section 21.18.045 of the Carlsbad Zoning Ordinance and
conforms with the architectural standards of the Village Design
Manual, therefore recommends approval of RP/CUP 82-3.
IV. ENVIRONMENTAL REVIEW
The Land Use Planning Manager has determined that this project
will not have a significant impact on the environment and, there-
fore, has issued a Negative Declaration dated April 20, 1981.
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ATTACHMENTS
1. Design Review Board Resolution No. 002
2. Location Map
3. Background Data Sheet
4. Maintenance Plan
5. Disclosure Form
6. Environmental Documents
7. Reduced Exhibits
8. Exhibits "A" - "D" dated March 27, 1981
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LOCATIO MAP
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CASE NO. CUP iqq
APPLICANT LADUie
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1.
VICINITY MAP
BACKGROUND DATA SHEET
CASE NO: RP/CUP 82-3
APPLICANT: LADWIG
REQUEST AND LOCATION; Conditional use permit for the construction of a 48-unit
senior citizen housing project on the northeast comer of Jefferson Street and
Oak Avenue.
LEGAL DESCRIPTION: Lots 1-8 inclusive in Block 57 of Carlsbad according to
amended Map No. 775 filed February 15, 1894. APN; 203-352-5, 6, 7, 8, 9, 10
Acres .64 Proposed NO. of Units 48
GENERAL PLAN AND ZONING
Land Use Designation RMH
Density Allowed 10-20 du/ac Density Prcposed 75 du/ac
Existing Zone V-R Proposed Zone
Surrounding Zoning and Land Use:
Zoning Land Use
Site V-R Vacant
North V-R SFD
South R-3 MFD
East V-R MFD
West V-R MFD
PUBLIC FACILITIES
School District Carlsbad Water Carlsbad Sewer Carlsbad EDU's
Public Facilities Fee Agreement, dated December 7, 1982
ENVIRONMENTAL IMPACT ASSESSMENT
X Negative Declaration, issued April 20, 1981
E.I.R. Certified, dated
Other,
STAFF 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
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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
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4/29/81
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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
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