HomeMy WebLinkAboutSDP 12-01; Vista La Costa Apartments; Site Development Plan (SDP)
The City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
Item No.
Application complete date: May 7, 2012
P.C. AGENDA OF: July 3, 2012 Project Planner: Greg Fisher
Project Engineer: Tecla Levy
SUBJECT: SDP 12-01 – VISTA LA COSTA APARTMENTS – Request for approval of a
Site Development Plan to allow for the development of a 19-unit residential
apartment project on a 0.88-acre infill site generally located on the north side of
Gibraltar Street, south of the La Costa Golf Course, between Jerez Court and
Romeria Street, and in Local Facilities Management Zone 6.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 6901
APPROVING Site Development Plan (SDP 12-01), based upon the findings and subject to the
conditions contained therein.
II. INTRODUCTION
The applicant is proposing to construct a 19-unit apartment project on a previously graded vacant
site totaling 0.88 acres generally located on the north side of Gibraltar Street, south of the La
Costa Golf Course, between Jerez Court and Romeria Street. The project consists of three
separate buildings each with subterranean parking. The project was reviewed for consistency
with the General Plan and applicable zoning development standards. There are no issues
outstanding and staff is recommending approval.
III. PROJECT DESCRIPTION AND BACKGROUND
Proposed Residential Construction: The applicant is requesting approval to construct 19
residential apartment units within three separate, two and three story buildings situated on a
previously graded 0.88-acre infill site. Building one is the largest of the three, containing nine
residential units with parking for 18 vehicles. Building two is located closest to the golf course
and consists of six residential units and is three stories tall. Building three fronts to Gibraltar
Street and consists of four residential units and is two stories tall. Both buildings 2 and 3 share
one common subterranean parking area with parking for 20 vehicles. Each unit can be accessed
from two stairwells or an elevator, all of which descend to the parking garage on the basement
level. Vehicle access to each building is via a private driveway (24’ wide) located off of
Gibraltar Street. There are five visitor parking spaces provided onsite, four at the front of
building one, and one at the rear of the project. A series of sidewalks and accessible pathways
provide pedestrian circulation throughout the site. Seven different floor plans are proposed that
range between 1,720 square feet and 2,117 square feet in size. Each floor plan has three
bedrooms and three bathrooms, two subterranean parking spaces with secure storage area in front
of their designated parking spaces, and either a private entry court yard or deck. The maximum
building height is proposed to be 34.9 feet. Landscaping will be provided throughout the site to
5
SDP 12-01 – VISTA LA COSTA APARTMENTS
July 3, 2012
PAGE 2
enhance the visual appearance of the units and to create a sense of privacy for the residents. At
the rear of the site is a common recreation amenity that includes a below ground pool and spa.
Architecture: The architectural style for the project is craftsman. The design uses building
materials including wood siding, stucco walls, brick columns, and a decorative composition
shingle roof. There are a variety of roof planes that provide different roof heights and off-set
building projections. The building colors and accent trim consists of warm brown and
beige/cream tones. The building facades will include a variety of different architectural elements
including columns, decks, wood siding, trellises, stuccoed foam trim above the windows, and
wood railing. Rear elevations also feature large windows and decks to maximize golf course
views.
Project Site/Setting: The irregular shaped 0.88-acre project site is located on the north side of
Gibraltar Street between Jerez Court and Romeria Street. The project site was previously graded
into two stepped pads with an elevation difference of approximately six feet which overlook the
La Costa Golf Course, which is approximately 13 feet below the subject site. The property is
comprised of three existing parcels, two of which form a rectangle, and the third parcel which is
triangular in shape and extends out from the northeastern corner. The entire project site is zoned
Residential Density Multiple (RD-M) and abuts existing multi-family residential to the east and
west, backs to open space (La Costa Golf Course) to the north, and is located across the street
from existing multi-family residential to the south. Many of the surrounding residential projects
within the neighborhood were built at a higher density, approximately 20 - 30 units per acre,
under the jurisdiction of the County of San Diego.
Grading: In the Geotechnical Evaluation dated March 2, 2012, by East County Soil
Consultation and Engineering, Inc., it found that a large portion of the previously graded site
contains undocumented fill to depths ranging from approximately 2 – 7 feet below existing
grades. All of the undocumented fill will be removed in preparation for the basement level
parking garages. Grading quantities include 6,900 cubic yards of cut and 670 cubic yards of fill.
The existing slope along the northerly boundary was constructed at a 1.5:1 grade. This slope is
proposed to be re-graded both onsite and offsite to a more standard 2:1 grade for slope stability
and re- vegetation. The offsite grading requires permission from the La Costa Resort property.
The infill project is surrounded by multi-family developments and qualifies as a CEQA
Guidelines Section 15332 (In-Fill Development Projects) Class 32 Categorical Exemption. The
0.88-acre project site consists of a previously graded lot and does not contain any significant
habitat as reported within the Biological Technical Report prepared by REC Consultants dated
March 2012.
The proposed project is subject to the following plans, ordinances, standards, and policies:
IV. ANALYSIS
A. Residential High Density (RH) General Plan Land Use designation;
B. Residential Multiple-Density (RD-M) Zone (Chapter 21.24 of the Zoning Ordinance);
C. Qualified Development Overlay Zone (CMC Chapter 21.06);
D. Inclusionary Housing Ordinance (Chapter 21.85 of the Zoning Ordinance); and
SDP 12-01 – VISTA LA COSTA APARTMENTS
July 3, 2012
PAGE 3
E. Growth Management Ordinance (Chapter 21.90 of the Zoning Ordinance) and Zone 6
Local Facilities Management Plan.
The recommendation for approval of this project was developed by analyzing the projects
consistency with the applicable regulations and policies. The apartment project’s compliance
with each of the above regulations is discussed in detail in the sections below.
A. General Plan Residential High Density (RH) Land Use Designation
The General Plan Land Use designation for the property is Residential-High (RH). The RH
designation allows residential development at a density range of 15 – 23 dwelling units per acre
with a Growth Management Control Point (GMCP) of 19 dwelling units per acre. The project
site has a net developable acreage of 0.88 acres. The project’s proposed density of 21.59 du/ac
(19 dwelling units) is within the RH density range of 15 – 23 du/ac, but is slightly above the RH
GMCP of 19 du/ac used for the purpose of calculating the City’s compliance with Government
Code Section 65863. At the GMCP, 16.72 dwelling units (17 when rounded up) would be
permitted on this 0.88 net developable acre property. Although the project exceeds the GMCP
for the RH General Plan Land Use designation by the fractional unit allocation of 2.59 dwelling
units, the General Plan Land Use Element allows the City to approve residential development at
a density that exceeds the GMCP for the applicable density range provided the proposed
residential development complies with certain findings as discussed below.
To exceed the GMCP, the project must be consistent with the following required General Plan
findings: 1) that the project will provide sufficient additional public facilities for the density in
excess of the control point to ensure that the adequacy of the City’s public facilities plans will
not be adversely impacted; 2) that there have been sufficient developments approved in the
quadrant at densities below the control point so that the approval will not result in exceeding the
quadrant limit; and, 3) all necessary public facilities required by the City’s Growth Management
Program will be constructed, or are guaranteed to be constructed, concurrently with the need for
them created by this development and in compliance with the adopted City standards. The
proposed project is consistent with the above required findings in that there have been sufficient
developments in the southeast quadrant that have developed at densities below the GMCP such
that the allocation of 2.59 DUs would not result in exceeding the quadrant limit, the project is
conditioned to pay the appropriate fees to comply with City’s Growth Management Program, the
project has been conditioned to purchase three affordable housing credits in the Cassia Heights
affordable housing project in order to provide affordable housing pursuant to City Council Policy
No. 43 – Proposition E “Excess Dwelling” Unit Bank, and the City’s public facilities plans will
not be adversely impacted as the allocation of 2.59 units has already been analyzed and
anticipated within the southeast quadrant.
The project complies with the Elements of the General Plan as outlined in Table A below:
SDP 12-01 – VISTA LA COSTA APARTMENTS
July 3, 2012
PAGE 4
TABLE A - GENERAL PLAN COMPLIANCE
ELEMENT
USE, CLASSIFICATION,
GOAL, OBJECTIVE OR
PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLIANCE
Land Use The site is designated for
Residential High density, (RH –
15-23 du/ac) with a GMCP of 19
du/ac. 16.72 dwellings units (17
when rounded up) could be
constructed on the site at the
GMCP (0.88 acres x 19 du/ac).
The residential project
density at 21.59 dwelling
units per acre (19 DUs) is
slightly above the RH
GMCP of 19 du/ac used
for the purpose of
calculating the City’s
compliance with
Government Code
Section 65863 but is
within the RH density
range of 15 – 23 du/ac.
Therefore, 2.59 dwelling
units will be withdrawn
out of the City’s excess
dwelling unit bank
consistent with City
Council Policy No. 43.
Yes
Housing Provision of affordable housing. The project consists of a
19-unit apartment
building and pursuant to
the recently amended
Inclusionary Housing
Ordinance (Chapter
21.85 of the CMC)
apartment projects are
not subject to the
Inclusionary Housing
Ordinance. However, the
project is purchasing
three credits within the
Cassia Heights project in
order to exceed the RH
GMCP by 2.59 dwelling
units and to be consistent
with City Council Policy
No. 43 – Proposition E
“Excess Dwelling” Unit
Bank.
Yes
SDP 12-01 – VISTA LA COSTA APARTMENTS
July 3, 2012
PAGE 5
TABLE A - GENERAL PLAN COMPLIANCE CONTINUED
ELEMENT
USE, CLASSIFICATION,
GOAL, OBJECTIVE OR
PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLIANCE
Public Safety Reduce fire hazards to an
acceptable level.
The project meets fire
code. The project is
located within a five
minute response of Fire
Station No. 6.
Yes
Open Space
&
Conservation
Minimize the environmental
impacts to sensitive resources
within the City.
Utilize Best Management
Practices for control of storm
water and to protect water
quality.
The project is
conditioned to pay the
HMP Mitigation fee for
the impact to disturbed
lands which provide
some benefit to wildlife.
The project is
conditioned to conform
to all NPDES
requirements and has
been designed to include
Low Impact Design
(LID) elements.
Yes
Yes
Noise Comply with the residential
exterior noise standard of 60
dB(A) CNEL and interior noise
standard of 45 dB(A) CNEL.
The apartment project is
not located adjacent to
any noise source and
complies with the
exterior 60 dB(A) CNEL
noise standard and the
interior 45dB(A) CNEL
noise standard.
Yes
Circulation Construct roadway
improvements needed to serve
proposed development.
All public facilities
including curb, gutter and
sidewalk have been
constructed along the
property frontage.
Yes
B. Residential Multiple-Density Zone (RD-M) (Chapter 21.24 of the Zoning
Ordinance).
The project is required to comply with all applicable use and development standards of the
Carlsbad Municipal Code (CMC) including the Residential Density-Multiple zone (CMC
Chapter 21.24). The RD-M zone allows for the development of multi-family residential housing
in the RD-M zone. The proposed two and three story multi-family apartment buildings with a
building height of 34.9 feet are compatible with the existing surrounding multi-family residential
development. The 19-unit residential apartment project meets or exceeds the requirements of the
RD-M (Chapter 21.24) Zone as outlined in Table B below:
SDP 12-01 – VISTA LA COSTA APARTMENTS
July 3, 2012
PAGE 6
TABLE B –RD-M ZONE COMPLIANCE
RD-M
STANDARDS REQUIRED PROVIDED
Building Height 35 feet maximum 34.9 feet
Setbacks Front: 10 feet minimum with
landscaping
Interior Side Yard: 5 feet
minimum
Rear: 10 feet minimum
Front: 15.2 feet with landscaping
Interior Side Yard: 10.3 feet
Rear: 19.7 feet
Lot Coverage 60% maximum 45%
Parking Two spaces per unit (one of which
must be covered) plus 5 visitor
parking spaces.
Two covered spaces (subterranean
garage) per unit plus 5 visitor
parking spaces.
Minimum Lot Area 10,000 square feet The project applicant is processing
a lot consolidation to create a
single 38,332 square foot lot.
C. Qualified Development Overlay Zone (CMC Chapter 21.06)
Pursuant to Section 21.53.120 of the CMC, a Site Development Plan is required to be processed
for this 19-unit apartment project pursuant to Chapter 21.06, the Qualified Development Overlay
Zone, of the Carlsbad Municipal Code. As demonstrated in Table C below, all of the required
SDP findings can be made.
SDP 12-01 – VISTA LA COSTA APARTMENTS
July 3, 2012
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TABLE C – SITE DEVELOPMENT PLAN FINDINGS
FINDING PROJECT CONSISTENCY
That the requested use is properly
related to the site, surroundings,
and environmental settings; it is
consistent with the various
elements and objectives of the
General Plan; it will not be
detrimental to existing uses or to
uses specifically permitted in the
area in which the proposed use is
to be located; and it will not
adversely impact the site,
surroundings, or traffic circulation.
The project consists of the development of a 19-unit
residential apartment building situated on a 0.88-acre
previously graded infill site located on the north side of
Gibraltar Street, south of the La Costa Golf Course,
between Jerez Court and Romeria Street. The 19-unit
residential apartment project at a density of 21.59 du/ac is
consistent with the Residential High Density (RH: 15 – 23
du/ac) General Plan Land Use designation and compatible
with existing multi-family residences and open space that
are located in the area. The project is consistent with the
General Plan as discussed in Section “A” of the staff
report. Furthermore, the residential apartment project will
not be detrimental to existing uses or to uses specifically
permitted in the area in which the uses are located in that,
the 19-unit apartment building is a use permitted within the
RD-M zone and is compatible with the multi-family
dwelling projects to the south, east and west. The
apartment building is properly related to the site
surroundings and environmental settings in that the project
complies with all development standards of the RD-M zone
and will result in no environmental impacts. The project
will not adversely impact the site, surroundings, or traffic
circulation in that the project complies with all applicable
development standards and is adequately parked onsite and
will only generate 152 Average Daily Trips (ADT). The
existing surrounding streets are fully improved and have
adequate capacity to accommodate the 152 ADT’s.
That the site for the intended use is
adequate in size and shape to
accommodate the use.
The subject site is adequate in size and shape to
accommodate the proposed 19-unit residential apartment
building in that the project complies with all of the
development standards of the RD-M Zone as demonstrated
in Table B above.
That all 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.
The proposed 19-unit residential apartment project has
been designed in compliance with the development and
design standards of the RD-M Zone. The project provides
adequate setbacks, lot coverage, and complies with the 35
foot maximum height limit. The project is compatible with
existing permitted multi-family and open spaces uses.
That the street system serving the
proposed use is adequate to
properly handle all traffic
generated by the proposed use.
The project will take access off of Gibraltar Street.
Gibraltar Street is identified as a local Street, designed to
adequately handle the 152 Average Daily Trips generated
by the 19-unit residential apartment project.
SDP 12-01 – VISTA LA COSTA APARTMENTS
July 3, 2012
PAGE 8
D. Inclusionary Housing Ordinance
The proposed project consists of a 19-unit apartment building and is not subject to the
Inclusionary Housing Ordinance. The project has however been conditioned to purchase three
affordable housing credits in the Cassia Heights affordable housing project in order to withdraw
2.59 DUs from the excess dwelling unit bank.
E. Growth Management Regulations
The proposed project is located within Local Facilities Management Zone 6 in the southeast
quadrant of the City. The impacts on public facilities created by the 19-unit project, and its
compliance with the adopted performance standards, are summarized in Table D below.
TABLE D - GROWTH MANAGEMENT COMPLIANCE
STANDARD IMPACTS PER PROJECT COMPLIANCE
City Administration 66.05 sq. ft. Yes
Library 35.23 sq. ft. Yes
Waste Water Treatment 19 EDU Yes
Parks .132 acre Yes
Drainage 3.687 CFS – Basin D Yes
Circulation 152 ADT Yes
Fire Station No. 6 Yes
Open Space 0 acres N/A
Schools Encinitas/San Dieguito (E=2.07/M=2.09/HS
=2.09)
Yes
Sewer Collection System 19 EDUs Yes
Water 4,750 GPD Yes
The project proposes 19 dwelling units whereas the maximum unit yield at the GMCP of the
property is 16.72 (17 units when rounded up) dwelling units. The proposed 19-unit project is
2.59 units above the Growth Management Control Point density for this RH designated
property. Consistent with the General Plan and Policy No. 43, 2.59 DUs will be withdrawn from
the City’s excess dwelling unit bank.
V. ENVIRONMENTAL REVIEW
The project (19-unit residential apartment building) qualifies as a CEQA Guidelines Section
15332 (In-Fill Development Project) Class 32 Categorical Exemption. The project is consistent
with the General Plan as well as with the Zoning Ordinance, the project site is within the City
limits, is less than 5 acres in size, and is surrounded by urban uses; there is no evidence that the
site has value as habitat for endangered, rare, or threatened species; approval of the project will
not result in significant effects relating to traffic, noise, air quality, or water quality; and the site
can be adequately served by all required utilities and public services. The project is exempt from
further environmental documentation pursuant to Section 15332 of the State CEQA guidelines.
A Notice of Exemption will be filed by the City Planner upon final approval of the project.
SDP 12-01 – VISTA LA COSTA APARTMENTS
July 3, 2012
PAGE 9
ATTACHMENTS:
1. Planning Commission Resolution No. 6901
2. Location Map
3. Background Data Sheet
4. Local Facilities Impact Assessment Form
5. Disclosure Statement
6. Reduced Exhibits
7. Exhibits “A” – “Y” dated July 3, 2012
G IB R A L T A R S TJEREZ CTL A C O S T A A V ROMERI
A
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SDP 12-01Vista La Costa Apartments
SITE MAP
SITE
EL CAMINO R
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A
LLA COSTA AV
A L G A R D
C
A
R
L
S
B
A
D B
L
Revised 01/06
BACKGROUND DATA SHEET
CASE NO: SDP 12-01
CASE NAME: VISTA LA COSTA APARTMENTS
APPLICANT: Brian Merritt
REQUEST AND LOCATION: Request for approval of a Site Development Plan to allow for
the development of a 19-unit residential apartment project on a 0.88-acre infill site generally
located on the north side of Gibraltar Street, south of the La Costa Golf Course, between Jerez
Court and Romeria Street, and in Local Facilities Management Zone 6
LEGAL DESCRIPTION: Parcel No. 2, In Certificate of Compliance Recorded on August 27,
1984 as File No. 84-325375 of the Official Records of San Diego County
APN: 216-290-20, 21 & 47 Acres: 0.88 Proposed No. of Lots/Units: 19 units
GENERAL PLAN AND ZONING
Existing Land Use Designation: Residential High Density (RH)
Proposed Land Use Designation: N/A
Density Allowed: 15 - 23 du/ac Density Proposed: 21.59 du/ac
Existing Zone: Residential Density Multiple Zone (RD-M) Proposed Zone: N/A
Surrounding Zoning, General Plan and Land Use:
Zoning General Plan Current Land Use
Site RD-M RH Vacant
North P-C OS La Costa Golf Course
South RD-M RH Multi-Family
East RD-M RH Multi-Family
West RD-M RH Multi-Family
LOCAL COASTAL PROGRAM
Coastal Zone: Yes No Local Coastal Program Segment: N/A
Within Appeal Jurisdiction: Yes No Coastal Development Permit: Yes No
Local Coastal Program Amendment: Yes No
Existing LCP Land Use Designation: Proposed LCP Land Use Designation:
Existing LCP Zone: Proposed LCP Zone:
Revised 01/06
PUBLIC FACILITIES
School District: Encinitas/San Dieguito Water District: Carlsbad Sewer District: Leucadia
Equivalent Dwelling Units (Sewer Capacity): 19
ENVIRONMENTAL IMPACT ASSESSMENT
Categorical Exemption, Section 15332 (In-Fill Development Projects)
Negative Declaration, issued
Certified Environmental Impact Report, dated
Other,
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: Vista La Costa Apartments – SDP 12-01
LOCAL FACILITY MANAGEMENT ZONE: 6 GENERAL PLAN: RH
ZONING: RD-M
DEVELOPER’S NAME: S.J. Asset Management Inc.
ADDRESS: 7668 El Camino Real, Suite 104-280, Carlsbad, CA 92009
PHONE NO.: 951-691-0544 ASSESSOR’S PARCEL NO.: 216-290-20, 21, & 47
QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 0.88 AC.
ESTIMATED COMPLETION DATE: ASAP
A. City Administrative Facilities: Demand in Square Footage = 66.05
B. Library: Demand in Square Footage = 35.23
C. Wastewater Treatment Capacity (Calculate with J. Sewer) 19 EDU
D. Park: Demand in Acreage = .132
E. Drainage: Demand in CFS = 3.687
Identify Drainage Basin = D
(Identify master plan facilities on site plan)
F. Circulation: Demand in ADT = 152
(Identify Trip Distribution on site plan)
G. Fire: Served by Fire Station No. = 6
H. Open Space: Acreage Provided = N/A
I. Schools: E:=2.07 M:=2.09 HS:=2.09 6.25
(Demands to be determined by staff)
J. Sewer: Demands in EDU 19
Identify Sub Basin = N/A
(Identify trunk line(s) impacted on site plan)
K. Water: Demand in GPD = 4,750
L. The project is 2.59 units above the Growth Management Dwelling unit allowance.
Community & Economic Development
1635 Faraday Ave. Carlsbad, CA 92008 760-602-2710 760-602-8560 fax
ERRATA SHEET FOR AGENDA ITEM #5
Memorandum
July 3, 2012
To: Planning Commission
From: Greg Fisher, Assistant Planner
Via Don Neu, City Planner
Re: Errata Sheet for Agenda Item #5, SDP 12-01, VISTA LA COSTA APARTMENTS
Staff is recommending that the Planning Commission include the following revisions:
Add New Condition to Resolution No. 6901:
Prior to the approval of the final map for any phase of this project, or where a map is not being
processed, prior to the issuance of building permits for any lots or units, the Developer shall
enter into an Affordable Housing Agreement with the City to purchase three (3) affordable
housing credit in the Cassia Heights Affordable housing project in accordance with the
requirements and process set forth in Chapter 21.85 of the Carlsbad Municipal Code. The draft
Affordable Housing Agreement shall be submitted to the City Planner no later than 60 days
prior to the request to final the map. The recorded Affordable Housing Agreement shall be
binding on all future owners and successors in interest.