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?
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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
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tOCATION MAI*
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1
0
SF
0
SF
SF
0
SF
GRAND
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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
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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
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