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HomeMy WebLinkAboutRP 86-03; Jefferson House II; Redevelopment Permits (RP)APPLICATION SUBMITTAL DATE: NOVEMBER ZO, 1985 STAFF REPORT DATE: MARCH 5, 1986 TO: DESIGN REVIEW BOARD FROM: PLANNING DEPARTMENT SUBJECT: RP/CUP 86-3 - JEFFERSON HOUSE II - Request for major redevelopment permit and a conditional use permit to develop a 59 unit senior citizen apartment project at the southeast corner of the Jefferson Street/Home Avenue intersection in Sub-area 6 of the V-R zone. I. RECOMMENDATION That the Design Review Board recommend APPROVAL of the Negative Declaration issued by the Planning Director and ADOPT Resolution No. 067 recommending APPROVAL of RP/CUP 86-3 to the Housing and Redevelopment Commission based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND The applicant is requesting a redevelopment permit and a conditional use permit to construct a 59 unit senior citizen housing project, covering three parcels, with a combined area of .79 acre, located as described above. This site is flat, and has three structures located upon it including one existing residence, one vacant residential unit and one residence which is used as a business. A large Moreton Bay Fig tree is located near the midpoint of the property along Jefferson Street. The site is surrounded by multi-family residential to the north, across Home Avenue, an office structure to the south, an office building and parking lot to the east and single family residential to the west across Jefferson Street. This proposal would entail the development of a three story apartment structure containing 59 dwelling units (50 one-bedroom units, 500 square feet and 9 two-bedroom units, 660 - 680 square feet). 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 "B", the project will have an interior courtyard and picnic area. A glass walled lounge will be provided within the center of the courtyard, and a laundry room will be provided along the first floor near the project entryway. Twenty-two parking spaces at a ratio of one space/2.68 du's will be provided at the rear of the building. In addition, security gates will be located at all of the entrances to the project. This project is similar in design and amenities to an already approved senior citizen housing project (Jefferson House I) located at the northeast corner of Jefferson Street and Oak Avenue. Jefferson House I has had no vacancies since November 1984. The applicant has indicated that they currently have a waiting list with 7 0 names on it for similar available seniors rental units. 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 tJie 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? 3) Does the project conform with the development standards of the V-R zone and the underlying R-P zone? 4) Does the project conform with the architectural standards of the Village Design Manual? 5) Is the parking provided at 1/2.68 du's adequate to accommodate onsite needs? -2- Discussion As proposed, it appears that the senior housing project meets the four findings for the issuance of a conditional use permit. The Housing Element of the Carlsbad General Plan points out the need for additional affordable senior rental housing. There are currently three senior rental housing projects within Carlsbad (Tyler Court Apartments, Chinquapin Apartments and Jefferson House I). A recent survey indicates that of these existing senior housing projects, the Tyler Court Apartments and the Jefferson House I Apartments have no vacancies, but do have waiting lists. The Chinquapin Apartments have limited vacancies (currently only three). It is also noted here that the City's Housing and Redevelopment Departments have received numerous inquiries for affordable seniors rental housing. Based upon these findings it is concluded that there continues to be a demand for this type of housing within Carlsbad. As proposed, this project should help to fulfill this need. The project will be located near the center of town in a neighborhood that is currently developed with other multi-family housing. 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 proposed use. As shown on Exhibits "A", "B" and "F", all of the yards, setbacks, fences, landscaping, parking spaces and other features necessary to adjust the requested use to existing and future uses in the 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 limited 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. All of the units will be rented to senior citizens. An elevator will be provided for access to the second and third floors. Pursuant to the provisions of Section 21.18.045, the applicant is able to increase the density to 7 5 du/ac and reduce the required parking to a ratio of one space per 2.68 units. It is staff's opinion that because of the close proximity of the project site to downtown shops, and bus routes this parking ratio appears adequate. This conclusion is borne out by the observation that, currently only 16 of 51 tenants at Jefferson House I own a car. Recent surveys have indicated that generally no more than 6 0 percent of the existing 24 parking spaces at Jefferson House I are occupied at one time. As required by Section 21.18.045 of this Ordinance, the applicant must submit a conversion plan for the proposed project. Exhibits "G" and "H" indicate how the proposed project could be converted to a regular apartment project which would conform to the requirements of the Zoning Ordinance. -3- The applicant is aware that the Senior Housing Ordinance requires that the City hold an equity position in order to ensure 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. The proposed project is also generally in conformance with the development standards of the V-R zone and the underlying R-P zone. The only exception to the projects full compliance with these standards is associated with proposed project balconies which intrude four feet into the required front, rear and side yard setbacks. Per Section 21.46.120 of the Carlsbad Zoning Ordinance, balconies can only intrude a maximum of two feet into required yards. However, in this case staff is willing to recommend approval of the project balconies intrusion into the yards contingent upon additional landscaping being provided, as permitted in the Redevelopment area. Architecture/Design The proposed building will be three stories high and have a contemporary architectural style. The outside of the building will be a neutral, muted grey color stucco with wood trim. The roof will be shingled with composition shingles of dark earth tones. Staff does have concerns over the building's structural mass relative to surrounding uses and the length of building along Jefferson Street. The applicant has been willing to work with staff in redesigning the structure to reduce the structural mass, and to provide more relief, thereby making the structure more compatible with surrounding uses. Architectural changes which have been made in response to staffs concerns include the following: (1) Providing a 25-foot wide opening at the entryway to the building along Jefferson Street. This change has functioned to effectively break up the building into two halves instead of one massive length of building along Jefferson. Covered catwalks will be provided at the second and third floors in order to facilitate pedestrian access along these floors. (2) Eliminating a bedroom from both third floor corner units along Jefferson Street. This change has provided more relief to the structure, and has reduced its boxlike appearance. (3) The project has also been redesigned to provide more relief (ins and outs) along the most visible elevations. -4- Overall, staff feels that the proposed redesigned project will be more 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 that 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 86-3. IV. ENVIRONMENTAL REVIEW The Planning Director has determined that this project will not have a significant impact on the environment and, therefore, has issued a Negative Declaration on February 22, 1986. ATTACHMENTS 1) Design Review Board Resolution No. 067 2) Location Map 3) Vicinity Map 4) Background Data Sheet 5) Maintenance Plan 6) Disclosure Form 7) Environmental Document 8) Reduced Exhibits 9) Exhibits "A" - "H", dated February 20, 1986 CDD:bn 2/18/86 -5- tOCATION MAI* \ 1 0 SF 0 SF SF 0 SF GRAND ] 0 0 0 ELM SINGLE FAMILY- SF MULTI FAMILY- DUP/APT OFFICE 0 JEFFERSON STREET II RP/CUP 86-3 VICINITY MAP JEFFERSON HOUSE II RP/CUP 86-3 REDEVELOPMENT BOUNDARY • • • • • BACKGROUND DATA SHEET CASE NO: RP/CUP 86-3 APPLICANT: JEFFERSON HOUSE II REQUEST PUD LOCATION: Request for major redevelopment permit aruS corx3itional use permit to develop a" 59 unit senior citizen a^rtment project at the south- east corner of the Jefferson Street/Home Avenue intersection. LEGAL DESCRIPTION: Lots 14, 15, 16, 17 and 18 of Schell and Sites addition to Carlsbad in the City of Carlsbad, in the County of San Pie^Of State of California according to Map thereof 2145, filed in the Office of the County Recorder of San Diego, February 20, 1929. APN; 203-202-04, 05, 06 Acres .79 Proposed No. of Lots/Units 59 GENERAL PLAN AND ZONING Land Use Designation RMH Density Allowed 8-15 Density Proposed 75 du/ac Existing Zone R-P (V-R) Proposed Zone V-R (R-P) Surrounding Zonirig and Land Use: Zoning Land Use Site V-R (R-P) SF Residential North RP-Q Multi-family South V-R (R-P) Office East V-R (R-P), R-3 Office West V-R (R-P) SF Residential PUBLIC FACILITIES School District Carlsbad Water Carlsbad Sewer Carlsbad EDU's Public Facilities Fee Agreement, dated November 1, 1985 ENVIRONMENTAL IMPACT ASSESSMENT X Negative Declaration, issued February 22, 1986 ^E.I.R. Certified, dated Other, MAINTENANCE PLAN JEFFERSON HOUSE II SENIORS APARTMENT PROJECT - RP/CUP 86-3 As a rental project, all common facilities will be maintained on a day to day basis by the project owner. Individual apartments will be maintained day to day by their occupants. The owner will contract for maintenance services with individual service contractors for the elevator, landscaping, exterior areas and trash collection. Coin operated laundry facilities will be installed and maintained by a laundry service company. The owner will also contract with one of the residents of the project to provide regular housecleaning services for the lounge and laundry rooms and to advise the owner of any maintenance problems that require immediate attention. The owner will be represented by a property manager for this project who will be responsible for responding to emergency maintenance problems, administrating the maintenance and service contracts, and arranging for periodic long term maintenance. The owner will as a part of his operations regularly set aside reserves for repairs, replacements and major periodic maintenance. This reserve will be for such things as interior and exterior painting, reroofing, parking area resealing, appliance repairs and replacements, plumbing and electrical repairs, etc. Cleaning and security deposits may also be required of tenants to cover unusual maintenance costs resulting from tenant activity. If after the infonnat.:on you nave sucmiccea nas oeen revj.ew«i, that furthar inforoatio||^'* raquired, you will ba so a<j|^sad. i>-PPLICANT: AGENT: MEMBERSs Jefferson House II Partnership Nama (individual, partnarship, joint vantura, corporation, syndication) 562t3 Friars Road, San Diego, California 92110 Businaas Addrsss 291-0707 Talaphona H^Rurxai; Rick Engineering Company Nama 5620 Friars Road, San Diego, California- -92110 Buainass Addrass 29i-d7or . Talaphona Nuobar Please see attached sheet N9<na '(individual, partnar, join« vautur<?(^ ?;orporationr syndication) Hon* Addrss* Btisinass Address Talaphona Nuzabar Talaphons Shimbar !7aaa Booia Addrass Businass Addrass Telephona Nuaber Telephona iiunbar (Attach mora sheets if necessary) I/We declare under penalty of perjury that the information contained in this dis- closure is true and correct and that it will remain true and correct and may be' relied upon as being true and correct until amended. BY Applicant ^ William B. Ric Managing Partner Agent, Ovner, Par^nfr DEVELOPMENTAL 0 H ^200 ELM AVENUE SERVICES Vr^Kj^^M CARLSBAD, CA 92008-1989 LAND USE PLANNINQ OFFICE ^^fig^^ 438-5591 Citp of Cartebab NEGATIVE DECLARATION PROJBCT ADDRESS/LOCATION: lhe project is located at the southeast corner of tiie Jefferson Street/Home Avenue intersection. PROJECT IXSCRIPTICW: Ohis project, RP/CUP 86-3 will include a 59 unit senior citizens apartment project over .79 acre in the V-R zone. The City of Carlsbad has conducted an environmental review of the above described project pursuant to the Guidelines for Implementation of the Califomia Environmental Quality Act and the Enviroranental Protection Ordinance of the City of Carlsbad. As a result of said review, a Negative Declaration (declaration that the project will not have a significant impact on the environment) is hareby issued for tJie subject project. Justification for this action is on file in the Planning Department. A copy of the Negative Declaration with supportive documents is on file in the Planning Department, City Hsdl, 1200 Elm Avenue, Carlsbad, CA. 92008. Coranents fron tihe public are invited. Please submit camments in writing t:o the Planning Department within tien (10) days of date of issuance. DATED: February 22, 1986 MICHAEL J. CASE NO: RP/CUP 86-3 Planning Director APPLICANT: Jefferson House II PUBLISH DATE: February 22r 1986 ND4 11/85 UJ « <o.2 y 03 o LLI S -Q nj 0) CO 1 5«? <»5 S a u (9 t Hii till dNVUO Pl DO f oQ I UJ 06 Q z CM 3M1 AlMUOtW z o < > UJ _J UJ UJ D z UJ > < Ul o X z o < > UJ CO z o 0) DC li! lb CO lm |o UJZ crO UJT 25 -S K •I :