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Home My WebLink About1996-12-04; Planning Commission; ; SDP 96-08|CDP 96-04 - JAEGER TRI-PLEX.. City of C~LSBAD. Planning Departm. A REPORT TO THE PLANNING COMMISSION Application complete date: P.C. AGENDA OF: December 4, 1996 Project Planner: Project Engineer: ItemNo.@ October 29, 1996 Teresa Woods Ken Quon SUBJECT: SDP 96-08/CDP 96-04 -JAEGER TRI-PLEX -Request for approval of a Negative Declaration, Site Development Plan and Coastal Development Permit to construct two new apartment units and to remodel an existing studio unit on the site, for a total of three units on a .188 acre parcel (an existing unit on the site would be demolished). The property is located on the south side of Juniper Avenue, between Garfield Street and the San Diego Northern Railroad right-of- way, in the Coastal Zone, in the R-3 Zone, in the Beach Area Overlay Zone, and in Local Facilities Management Zone 1. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 4021 APPROVING the Negative Declaration issued by the Planning Director, and ADOPT Planning Commission Resolutions No. 4022 and 4023, APPROVING SDP 96-08 and CDP 96-04 based on the findings and subject to the conditions contained therein. II. INTRODUCTION The applicant is requesting approval of the demolition of one existing unit on the site, to remodel an existing studio unit and storage structure on the property and to construct two new apartment units, for a total of three units on the lot. The R-3 zoned property is located within the Coastal Zone and the Beach Area Overlay Zone. As designed, the project is consistent with the Mello II Segment of the City's Local Coastal Program, the development standards of the Beach Area Overlay Zone and the R-3 Zone. All necessary findings for the proposed multiple-family development can be made, including those for the Coastal Development Permit. III. PROJECT DESCRIPTION AND BACKGROUND The proposed multiple-family residential project consists of three units; two 2-bedroom units and one studio unit. The studio unit is an existing structure on the site, as is a detached storage structure. The applicant is proposing to remodel the studio unit and storage structure and to construct two new apartment units on the portion of the site currently occupied by a single-story residence, which will be demolished. The two new apartment units will be two stories, 24 feet in height. Each unit will contain approximately 920 square feet of living area. SDP 96-08/CDP 96-04-J.GER TRI-P.LEX DECEMBER 4, 1996 PAGE2 The property is relatively level and rectangular in shape and is located on the south side of Juniper A venue, between Garfield Street and the San Diego Northern Railroad right-of-way. Properties to the north are developed with single-family and multiple-family residences, to the south and west are multiple-family residences, and to the east is a single-family home. The .188 gross acre parcel is zoned R-3, has a General Plan designation of Residential High (RH), and is located within the Coastal Zone and Beach Area Overlay Zone. As discussed below, the project is in compliance with all applicable City standards, policies and programs. The proposed project would feature California Contemporary architecture consisting of stucco exterior with wood trim, a second story balcony and first floor front patio, and composition shingle roof treatment. The structures, at a maximum of two stories and 24-feet in height, are low in scale, compared to other multiple family structures built in the neighborhood, and are therefore, compatible with the surrounding single family and multiple family residences in the neighborhood. The proposed project is subject to the following regulations: A. Carlsbad General Plan (Residential High (RH) 15-23 du/ac with a Growth Control Point of 19 du/ac); B. Multiple-Family Residential (R-3) Zoning (Chapter 21.16 of the Carlsbad Municipal Code) and Beach Area Overlay Zone (Chapter 21.82 of the Carlsbad Municipal Code); C. Mello II Segment of the Carlsbad Local Coastal Program; and D. Growth Management (Local Facilities Management Zone 1). IV. ANALYSIS Staffs recommendation of approval for this project is based upon the following analysis of the project's consistency with the applicable policies, standards and zoning listed above. A. GENERAL PLAN LAND USE ELEMENT The property has a Residential High (RH) General Plan designation. The RH designation allows the development of multiple-family homes in the density range from 15 to 23 dwelling units per acre, with a 19 du/acre growth management control point. The project contains three apartment units developed at a density of 15.96 du/acre, therefore, the project is below the growth control point and is consistent with the allowed density and land use designation of the General Plan. SDP 96-08/CDP 96-04 -J-GER TRI-~LEX DECEMBER 4, 1996 PAGE3 HOUSING ELEMENT Program 3.6b of the Housing Element requires that fifteen percent (15%) of all approved units shall be made affordable to lower income households. The inclusionary housing requirement for this project would be .15 units. Section 21.85.050 of the Inclusionary Housing Ordinance specifies that residential projects with six or fewer dwelling units may satisfy lower-income inclusionary requirements through the payment of an in-lieu fee or other in-lieu contribution. The project is conditioned to pay an in-lieu fee equivalent to the inclusionary housing requirement on one unit as provided for in Section 21.85.050 of the Inclusionary Housing Ordinance. California Government Code Section 65590 requires the replacement of low and moderate- income housing within the coastal zone, when units are demolished. The applicant is proposing to demolish one unit and to construct two new units. The unit proposed to be demolished is currently being rented by two adults whose combined annual income is in excess of a moderate- income household. Furthermore, the current rent paid for the unit is in excess of the monthly allowance for a two-person moderate-income household. Consequently, the proposed residential unit demolition is not subject to the requirements of Section 65590 of the California Government Code. Therefore, this project is consistent with the City's General Plan and the State coastal housing requirements. B. R-3 (MULTIPLE-FAMILY) ZONING AND BEACH AREA OVERLAY ZONE The project site is zoned R-3 and is located within the Beach Area Overlay Zone (BAOZ). The R-3 zone is a multiple-family residential zone which permits detached and attached product types including condominiums, townhomes and apartments. The neighborhood is developed with both single-family and multiple-family residential projects which vary from low-scale, single-story, craftsman homes, to bulky, 30-foot high, contemporary apartments and condominiums. The development of this site with one and two-story structures, with California contemporary architecture, and with a maximum building height of 24-feet, is compatible with the existing single-family and multiple-family homes of the neighborhood. The existing circulation system, improved with a 60-foot wide street will be adequate to handle the vehicular traffic and accommodate emergency vehicles. The applicant is conditioned to provide street improvements to include curb, gutter and sidewalk improvements for Juniper A venue. All required facilities and services will be available concurrent with need and will meet City standards. The property will drain to the street to an existing storm drain structure. Consistent with the BAOZ, the project will provide a total of seven off-street parking spaces, (four covered and three uncovered parking spaces). Landscaping will be provided within required setback areas and around the buildings. Due to the project's proximity to the San Diego Northern Railroad, a noise study was conducted for the project. The noise study identified that the development would comply with the City's exterior noise policy of 60 dBA CNEL exterior and 45 dBA CNEL interior. SDP 96-08/CDP 96-04 -1IGER TRI-~LEX DECEMBER 4, 1996 PAGE4 - The project is located within the Beach Area Overlay Zone. The BAOZ is intended to suppl~ment the underlying residential zoning by providing additional development regulations to ensure that: adequate parking is provided; developments are compatible with surrounding uses; and adequate public facilities are provided. The BAOZ requires the approval of a Site Development Plan to ensure that the special coastal issues of the BAOZ are adequately addressed. As proposed, the project is consistent with the standards of the BAOZ including the off-street guest parking requirement and the 30-foot maximum building height requirement. The proposed project would comply with the requirements of the R-3 Zone and Beach Area Overlay Zone as follows: R-3 AND BAOZ ORDINANCE STANDARDS COMPLIANCE DEVELOPMENT REQUIRED PROPOSED STANDARDS LOT SIZE (Min.) 7,500 Square Feet 8,289 Square Feet FRONT YARD SETBACK 20 Feet 20 Feet REARY ARD SETBACK Residential Structures 2 x Req. Side (13' Min.) 13 Feet Min. Detached Accessory Struct. 5 Feet 7'8" SIDE YARD Residential Structures 10% Lot Width (6.5' min) 6.5 Feet Min. Detached Accessory Struct. 5 Feet 6.5 Feet PUBLIC STREET 60 Feet 60 Feet BUILDING HEIGHT 30 Feet (Maximum) 24 Feet PARKING 7 Spaces 7 Spaces LOT COVERAGE 60% (Maximum) 27.8% C. MELLO II SEGMENT OF THE CARLSBAD LOCAL COASTAL PROGRAM The Mello II Segment of the City's Local Coastal Program (LCP) contains land use policies for development and conservation of coastal land and water areas within the LCP Segment boundaries. The property is designated for Residential High (RH) land uses in the LCP. The proposed multiple-family project is being developed consistent with this designation. The project site is subject to the requirements of the Coastal Resource Protection Overlay Zone. As designed and conditioned, the project complies with the development standards of Section 21.203.040 of the Carlsbad Municipal Code in that: (1) the project consists of the redevelopment of a fully improved site where all necessary drainage improvements for the site, as identified in the Master Drainage Plan, exist; (2) less than 50 cubic yards of earth will be moved as part of the project which does not require a grading permit and therefore will not trigger a time restriction on grading activities; (3) as grading under City ordinance is not proposed, revegetation of graded areas is not applicable to the project; and (4) all improvements that are required as part of this project (street improvements) will be maintained by the City. No other specific policies of the Carlsbad Certified Local Coastal Program, Mello II LCP Segment, apply to this project, including policies related to: public access; public recreation; public view protection; or policies SDP 96-08ICDP 96-04-J.GER TRI-~LEX DECEMBER 4, 1996 PAGES - of the other coastal overlay zones. The approval of this proposed is not appealable to the California Coastal Commission because the project is not located within the "Appeal Area." Therefore, the proposed project is consistent with the City's Certified LCP and staff can support the request for a Coastal Development Permit. D. GROWTH MANAGEMENT The proposed project is located within Local Facilities Management Plan Zone 1 in the Northwest Quadrant of the City. The impacts on public facilities created by this project and compliance with the adopted performance standards are summarized as follows: GROWTH MANAGEMENT COMPLIANCE Standard Impacts Compliance With Standards City Administration 3.48 sq. ft. Yes Library 1.74 sq. ft. Yes Waste Water Treatment lEDU Yes Parks 0.006 Acres Yes Drainage NIA Yes Circulation l0ADT Yes Fire Station # 1 & 3 Yes Open Space NIA Yes Schools CUSD Yes Sewer Collection System lEDU Yes Water 220 GPD Yes The project is .57 dwelling units below the Growth Management Dwelling unit allowance of 3.57 dwelling units for the property. v. ENVIRONMENTAL REVIEW The project site is currently fully developed with two units and a detached accessory structure, landscaping and pavement. The site is relatively flat and no native vegetation has been identified on the site. As a result of past disturbance, the site has no significant biological or cultural value. The Planning Director has determined that based on the initial study and field review conducted by staff, no significant environmental impacts will result from this project, therefore, a Negative Declaration was issued on October 24, 1996. This project also qualifies as a subsequent development to the City's MEIR (MEIR 93-01) under Section 21083.3 of CEQA. The environmental review relied upon the MEIR for analysis of cumulative air quality and traffic impacts. Therefore, the project was also determined to be in prior compliance with MEIR 93-01. i _ _J SDP 96-08/CDP 96-04 -1IGER TRI-~LEX DECEMBER 4, 1996 PAGE6 ATTACHMENTS: 1. Planning Commission Resolution No. 4021 2. Planning Commission Resolution No. 4022 3. Planning Commission Resolution No. 4023 4. Location Map 5. Background Data Sheet 6. Local Facilities Impact Assessment Form 7. Disclosure Statement 8. Reduced Exhibits (8 ½" x 11 ") 9. Full sized Exhibits "A"-"E" dated December 4, 1996. TWkr JAEGER TRI-PLEX SOP 96-08/CDP 96-04 CASE NO: -BACKG~OUN~ DATA SHEET - SDP 96-08/CDP 96-04 CASE NAME: ~Ja~e...,,ge=r'-'T=r ___ i-___ P=le=x ____________________ _ APPLICANT: Ted A. Buchanan -~---~--------------------- REQUEST AND LOCATION: Request to demolish one unit and the remodel of the second unit on the site, and the construction of two new apartment units for total of tree units on a 0.188 acre parcel located at 285 Juniper A venue, City of Carlsbad, County of San Diego. LEGAL DESCRIPTION: The southwesterly 65.50 feet of Lot 2 in Block "R" of Palisades No. 2, in the City of Carlsbad, County of San Diego, State of California, according to map thereof No. 1803, filed in the Office of the County Recorder of San Diego, August 25, 1924, excepting therefrom the southeasterly 105 feet of Lot 2. APN: 204-240-31 Acres: 0.188 Proposed No. of Lots/Units: ~1-'-'(N~ew"""'-'-) ____ _ GENERAL PLAN AND ZONING Land Use Designation: =RH~----------------------- Density Allowed: _19~D~U~/A_C ____ Density Proposed: _15_.~9_6_D_U_/~A~C _______ _ Existing Zone: R-3 Proposed Zone: =R:....:-3=------------ Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning Requirements) Site R-3 North R-3 South R-3 East R-3 West R-3 Zoning Land Use Two Units Single-Family and Multi-Family Multi-Family Single-Family Multi-Family PUBLIC FACILITIES School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad ---====---------'====-- Equivalent Dwelling Units (Sewer Capacity): -"-1-=E=D'-'U=----------------- Public Facilities Fee Agreement, dated: A~u ..... gu=s~t=l~4,~1~9~9~6 _____________ _ ENVIRONMENTAL IMPACT ASSESSMENT [8J Negative Declaration, issuedN =-=o-'-ve=m=b=-e=r--=2::..:z.....::.1"'"'99a._;6=--------------- D Certified Environmental Impact Report, dated ______________ _ D Other, _____________________ _ CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application) PROJECT IDENTITY AND IMP ACT ASSESSMENT: FILE NAME AND NO: Jaeger Tri-Plex -SDP 96-08/CDP 96-04 LOCAL FACILITY MANAGEMENT ZONE: 1 GENERALPLAN:RH ZONING: R-3 DEVELOPER'S NAME: Ted A. Buchanan ADDRESS: 2632 Luciergna St., Carlsbad CA 92009 PHONE NO.: 619-438-9222 ASSESSOR'S PARCEL NO.: 204-240-31 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 0.188 Acres ESTIMATED COMPLETION DATE: Unknown A. B. C. D. E. F. G. H. I. J. K. City Administrative Facilities: Demand in Square Footage= =c.-3 •:....:.4-=-8 ____ _ Library: Demand in Square Footage= -=-1.:....:...7...:...4 ____ _ Wastewater Treatment Capacity (Calculate with J. Sewer) Park: Drainage: Demand in Acreage = Demand in CFS = Identify Drainage Basin = (Identify master plan facilities on site plan) Circulation: Demand in ADTs = (Identify Trip Distribution on site plan) lEDU 0.006 NIA Agua Hedionda Watershed 10 Fire: Open Space: Schools: Served by Fire Station No.= -=-1--=-&"--'3"------ Acreage Provided =N "--~/ A--'-'------- CARLSBAD (Demands to be determined by staff) Sewer: Demands in EDUs Identify Sub Basin = (Identify trunk line(s) impacted on site plan) Water: Demand in GPD = IEDU IH 220 GPD L. The project is 0.57 units below the Growth Management Dwelling unit allowance. ' • City of Carlsbad ... ::.fiiei,hef•1•24•Eiii,,t4,ii DISCLOSL:RE STATEMENT :.?PUC,.l.NT'S STA7EMENT OF CISCLCSURE OF CERTAIN OWNERSHIP INTERESTS ON ALL APPLICATIONS WHICH WILL "1EQL,,RE J1SCRETIONARY ACTION ON THE PART OF THE CrTY COL.:NCIL OR ANY APPOINTED BOARD. COMMISSION OR CCMMITTEE ,Please Print) The following information must be disclosed: 1. Applicant List thdnamA and addresses of all ~rson~ havin9 a_ financial interest in the application. TP.~ . l~" obana o I rch d-~ ~ r{k;\ib~~{~~5}1~°4Jdotr 2. Owner Nf\ 3. Li t the names al")d addr.1esses of all persons having any ownership interest in the property involved. r ~ · e . · If any person identified pursuant to (1) or (2) above is a corporation or partnership, list the names and addresses of all individuals owning more than 10% of the shares in the corporation or owning any partnership interest in the partnership. If any person identffled pursuant to (1) or (2) above is a non-profit organization or a trust, list the names and addresses of any person serving as officer or director of the non-profrt organization or as trustee or beneficiary of the trust. FRM00013 8/90 2075 Las Pal mas Drive • Carlsbad, California 92009-4859 • (619) 438-1161 ;Over) Disclosure Statement Page 2 s. Have you had more than 5250 worth of business transacted with any member of City staff. Bcarcs Commissions, Committees and Council within the past twelve months? Yes _ No L" If yes, please indicate person(s) _____________________ _ Per,on II defined u: 'Any individual, firm. copartnershIp, 101nt venture. assoc1at1on. social club, fraternal organization, corporation. estate trust. rece,ver. syndicate, thia and any other county. crty and county, crty mun1c1palrty. district or other pol1t1eal subdi11111on, or any other ;roup or combination acting as a unit.' (NOTE: Attach additional pages as necessary.) C, /--j t-S 1£'/Z, E -YA.fc;.EK Print or type name of owner FRM00013 8/90 1""€-o A ., buctl.~Nh..l-J ) A Re \.1< \ Tt=:-c:.-r Print or type name of applicant l I II [ I 11 I' l I __ u ./ -) • I ( I I I I ( ,u.,• ,(,l.~1• \ / / \\ -------r----'-.------------r-~==-'-'=-f-----f----+--·------>-r--------&- ·_JLJIJIPER AVeJJUE.4-•,...,_..,') /-\ _...,.._ ____ -,:.~--,l--__..,__ _____ i.J_!!&_•rr-•-.,------1--~--1----J,.,___--:-'...,,..,=,ne-,.ot14/hl--..... __ J4-___ v ____ _ ------:=-~"'.'"t-~"'·-~-~~--;-· .;;-✓-€------/ _'¼:,' .-/ .. ,.o . ...... &---+--t-t'~-t---.L-------+-------~/- / ~""C:,':;!:_, ,-v-/ ./ _/~- "--- __ ..._ ___ ,.., .... '. ,..,.. l'f-P'>· f';.o.v. ... I I l'"H+-+++---"-----',,.--,.a:··-·. -- / I I I __ / __ 285 JUNIPER A VENUE A. THREE UNIT HOUSING PROJECT IN CARLSBAD, CALIFORNIA OWNERS •• ____ .CHESTER & EILEEN JAEGEJI COKTRACTOR--• .JOE MOORE CONST. CO. T. • P L,A.:N7 1/lo1 -l' •c>• I II 11 ------------~-.-...-."--~--- '-VE.:ZT C:l •YAT'ON 11.P -,, .. .,. "JAE.GJE.B-TRI-EY;X__ 2~5 .JUt.JIPE.F, AVE../CAP,L"a>bAO,CA.-To.oA. t>~,_..&.t-1,A.,J. A,pt,,c:.,..., ll.C. !:le'..., •-•r>~--+-- · 5C?WTH E.LE.v,i,;now -=--'-_t::A __ r=A=--=~'-L-~_v._:.,.;_:r_io_b_l'-'_'"'c-'. ______ _;_=;:;==--....a.:'-'-..!'t,'6'~•~-:.e!•S.:·-:i:i':.:-.:!:<>!!•:= __ ....:. _ ___.:_ 1✓.a.• •I•-· TED A. BUCHANAN, AIA, N MCtllnCTUH•t:IIWIII UU!D PL-'>ililli!Q JAZ WCWIMAGA STJIUT LA COSTA, CAUFOfUU. -llt•Ol~tm 285 JUNIPER AVENUE A THREE UNIT HOUSING PROJECT lN CARLSBAD, CALIFORNIA 960326 SOP-3