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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 PAGE 7 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 S T SDP 12-01Vista La Costa Apartments SITE MAP SITE EL CAMINO R E 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.