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HomeMy WebLinkAbout1998-12-02; Planning Commission; ; CT 98-08|CP 98-06 - MEADOW VIEW TOWNHOMES''ilie City of CARLSBAD Planning Department Item No. I P.C. AGENDA OF: December 2, 1998 Application complete date: August 24, 1998 Project Planner: Anne Hysong Project Engineer: Clyde Wickham SUBJECT: CT 98-08/CP 98-06 - MEADOW VIEW TOWNHOMES - Request for approval of a Negative Declaration, Tentative Tract Map, and Condominium Permit for the airspace subdivision of an eleven unit condominium on two infill lots located on the east side of Romeria Street between La Costa Avenue and Gibraltar Street in the RD-M zone and Local Facilities Management Zone 6. I.RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 4432 APPROVING a Negative Declaration and Planning Commission Resolutions No. 4433 and 4434 APPROVING CT 98-08 and CP 98-06, based on the findings and subject to the conditions contained therein. II.INTRODUCTION The applicant is requesting approval of a tentative map and condominium permit for an eleven unit airspace condominium project on two previously graded infill lots totaling .735 acres. The project has received a recommendation of approval from the Housing Commission to purchase 1.94 housing credits in the Villa Loma affordable housing project to satisfy its inclusionary housing requirement. As designed and conditioned, the project is in compliance with the General Plan, Subdivision Ordinance, and the relevant zoning regulations of the Carlsbad Municipal Code. III. PROJECT DESCRIPTION AND BACKGROUND The proposed infill project, located in LFMP Zone 6 in the southeast quadrant, consists of the regrading of two previously graded infill lots and the airspace subdivision of a proposed 11 unit condominium project. The project site is designated by the General Plan for Residential High density allowing a maximum of 19 dwelling units/acre and zoned Residential Density-Multiple (RD-M) allowing single or multiple family development. The proposed project is served by existing infrastructure and surrounded by existing multiple family development to the north and south and single family development to the east and west. The site consists of two previously graded, terraced lots totaling .735 acres which have frontage on Romeria Street and are separated by 9' - 13' high manufactured slopes. The rear (eastern) property line is at the top of an approximately 13' high manufactured slope. An existing bench o CT 98-08/CP 98-06 - MEADOW VIEW TOWNHOMES December 2, 1998 Page 2 and drainage swale at the top of the slope separate it from the adjacent parcels which contain manufactured slopes that rise another 37' above the project site and consist of single family development. The proposed site is vacant and contains no native vegetation. The project consists of three, three-story structures and two private driveways that separate each structure and provide access to garages and guest parking. The two outside structures consist of 4 townhomes each and the central structure, which is set back 72' from the street, consists of 3 townhomes. Each townhome has a two car garage and units range in size from 2,306 square feet to 2,607 square feet. The proposed Mediterranean style architecture includes stucco with wood trim, enhanced detailing, and mission tile roofs. Although the proposed grading design generally retains existing topography, the slopes separating the existing lots are excavated and replaced with partially subterranean garages. This design results in units that are three stories along the garage elevation, however, only two stories are visible at the main entries and/or patio entries. A six foot retaining wall proposed in the rear slope bounds the common passive recreation area which consists of a shuffleboard court and picnic area. Retaining walls proposed within the slope along the southern property line enable private landscaped patios for four of the units. The 15' front setback along Romeria Street is landscaped and enhanced paving is proposed for driveways within the setback and pedestrian walkways throughout the project. Six guest parking spaces are distributed at the front and rear of the site, and one recreational vehicle space is provided. The proposed subdivision is subject to the following land use plans, policies, and zoning regulations: A. General Plan B. Carlsbad Municipal Code, Title 20 (Subdivision Ordinance) C. Carlsbad Municipal Code, Title 21 (Zoning Ordinance) including: 1. Chapter 21.24 - RD-M - Residential Density-Multiple; 2. Chapter 21.45 - Planned Development Ordinance; 3. Chapter 21.85 - Inclusionary Housing. D. Growth Management (Local Facilities Management Zone 6) IV. ANALYSIS The recommendation of approval for this project was developed by analyzing the project's consistency with the applicable policies and regulations listed above. The following analysis section discusses compliance with each of these policies/regulations utilizing both text and tables. CT 98-08/CP 98-06 - MEAuOW VIEW TOWNHOMES December 2, 1998 Page 3 A.General Plan The project is consistent with the applicable policies and programs of the General Plan. Particularly relevant are the Land Use and Housing elements. Element Use Classification, Goal, Objective, or Program Proposed Land Use Compliance Land Use RH (15- 23 Dwelling Units/Acre) GCP = 19 Dwelling Units/Acre High density residential characterized by two and three story condominium or apartment developments. Project is a multiple family condominium at a density of 14.96 dwelling units/acre. Yes Project proposes the purchase of 1.94 affordable housing credits in the Villa Loma affordable housing project. Housing Ensure that subdivisions provide a minimum of 15% of the total units approved for lower income households. Yes B.Subdivision Ordinance The proposed airspace subdivision complies with all applicable requirements of the City's Subdivision Ordinance. The condominium units are proposed on existing lots that are served by existing public streets and utilities, and the project is conditioned to construct all necessary improvements to serve the proposed units. The subdivision design orients structures in an east- west alignment and takes advantage of shade and prevailing breezes. Cl and 2. Chapters 21.24, Residential Density-Multiple Ordinance, and Chapter 21.45, Planned Development Ordinance RD-M ZONE DEVELOPMENT STANDARDS STANDARD Lot Size Lot Width Lot Coverage Front Yard Setback Street Side Yard Setback SideYard Setback Rear Yard Building Height REQUIRED 10,000 60' 60% 15' N/A 5' 10' 35' PROPOSED 32,017 180' 32% 15' N/A 10' 20' minimum 35' CT 98-08/CP 98-06 - December 2, 1998 Page 4 MEAUOOW VIEW TOWNHOMES PLANNED DEVELOPMENT - DEVELOPMENT STANDARDS STANDARD Resident Parking Visitor Parking Recreational Space 1 . Common Passive 2. Private Passive R.V. Storage Storage Space Setback from private driveway Private Driveway Widths REQUIRED Two covered spaces 6 spaces 2,200 square feet 10' x 10' patio/ 6' x 6' balcony 220 square feet 480 cubic feet 5' 30' PROVIDED Two car garages 6 spaces 2,780 square feet Picnic Area/Shuffleboard Court 12' x 12' patio 6' x 10' balcony 220 square feet Two car garage 5' 30' COMPLIANCE Yes Yes Yes Yes Yes Yes Yes C3. Inclusionary Housing Ordinance The project's inclusionary housing requirement is 1.94 units which must be affordable to lower income households. The developer has proposed to purchase credits in the Villa Loma affordable housing apartment project to satisfy this inclusionary housing requirement in lieu of dedicating 2 units onsite. Due to the small size (11 units) of the project, the provision of onsite affordable units is economically infeasible. Additionally, the Villa Loma project has available units that are located in proximity to jobs, public transportation, schools, and commerical services. At the August 27, 1998 public hearing, the Housing Commission recommended approval of this proposal. D. Growth Management The proposed project is located within Local Facilities Management Zone 6 in the southeast quadrant of the City. The impacts created by this development on public facilities and compliance with adopted performance standards are summarized as follows: ; FACILITY CITY ADMINISTRATION LIBRARY WASTE WATER TREATMENT PARKS DRAINAGE CIRCULATION FIRE OPEN SPACE SCHOOLS SEWER COLLECTION SYSTEM WATER IMPACTS 38 sq ft 21 sqft 11EDU .06 acre N/A 88ADT Station No. 2 N/A Encinitas Union/ San Dieguito 11EDU 2,420 GPD COMPLIANCE; Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes iADO1CT 98-08/CP 98-06 - MEADOW VIEW TOWNHOMES December 2, 1998 Page 5 The project is 2 dwelling units below the Growth Management Dwelling Unit allowance of 13 dwelling units for the property as permitted by the Growth Management Ordinance growth control point. V. ENVIRONMENTAL REVIEW Staff has conducted an environmental impact assessment to determine if the project could have a potentially significant effect on the environment pursuant to CEQA guidelines and the Environmental Protection Ordinance (Title 19) of the Carlsbad Municipal Code. Based on the findings of the initial study Part II, the project is within the scope of the City's MEIR for the City of Carlsbad General Plan update (EIR 93-01) certified in September, 1994, in which a Statement of Overriding Considerations was adopted for cumulative impacts to air quality and traffic. All feasible mitigation measures identified in the MEIR which are appropriate to this project have been incorporated into the project. The environmental analysis performed for the project revealed that: 1) the site is currently served by existing infrastructure that can accommodate the additional project demand; 2) the site has been previously disturbed by grading; and 3) the site is devoid of any significant cultural or natural biological resources. An additional 88 ADT would be generated by the project, however, this increase would not negatively impact the levels of service of existing roadways serving the project. Based on findings that no significant environmental impacts would result from the proposed project, the Planning Director issued a Negative Declaration on October 26, 1998. No comments were received during the public review period. ATTACHMENTS: 1. Planning Commission Resolution No. 4432 (Neg. Dec.) 2. Planning Commission Resolution No. 4434 (CT) 3. Planning Commission Resolution No. 4433 (CDP) 4. Location Map 5. Background Data Sheet 6. Local Facilities Impact Assessment Form 7. Disclosure Statement 8. Reduced Exhibits 9. Full Size Exhibits "A" - "F" dated December 2, 1998 MEADOW VIEW TOWNHOMES CT 98-08/CP 98-06 iiACKGROUND DATA SHEET Olivenhain CASE NO: CT 98-08/CP 98-06 CASE NAME: MEADOW VIEW TOWNHOMES APPLICANT: SHIU-KUEN FAN REQUEST AND LOCATION: Regrading of two infill lots totaling .735 acres and construction of an eleven unit, three-story, airspace condominium project with the requisite driveways, parking, and recreation areas located on the east side of Romeria Street between La Costa Avenue and Gibralter Street in the RD-M zone and Local Facilities Management Zone 6. LEGAL DESCRIPTION: Lots 387 and 388 of La Costa South Unit 5. in the City of Carlsbad. County of San Diego. State of California, according to Map thereof No. 6600 filed in the office of the County Recorder of San Diego County. March 10. 1970. APN: 216-290-3 land-32 Acres: .735 Acre Proposed No. of Lots/Units: 1 Lot/11 Units GENERAL PLAN AND ZONING Land Use Designation: Residential High (RIH Density Density Allowed: 19 du/acre Density Proposed: 15 du/acre Existing Zone: RD-M Proposed Zone: N/A Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning Requirements) Site North South East West Zoning RD-M RD-M RD-M P-C RD-M General Plan RH RH RMH RH Land Use Vacant Multi-family Residential Cl Single Family Residential Multi-family Residential PUBLIC FACILITIES School District: Water District: Leucadia County Water District Sewer District: Leucadia County Water District Equivalent Dwelling Units (Sewer Capacity): 11 EDU Public Facilities Fee Agreement, dated: May 5. 1998 ENVIRONMENTAL IMPACT ASSESSMENT Negative Declaration, issued October 26. 1998 fj] Certified Environmental Impact Report, dated. 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: MEADOW VIEW TOWNHOMES - CT 98-Q8/CP 98-06 LOCAL FACILITY MANAGEMENT ZONE: _JJ_GENERAL PLAN: RH ZONING: RD-M DEVELOPER'S NAME: SHIU-KUENFAN ADDRESS: P.O. BOX 2202. LA JOLLA. CA 92038 PHONE NO.: (619)459-1892 ASSESSOR'S PARCEL NO.: 216-290-31.-32 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 1 LOT/11 UNITS ESTIMATED COMPLETION DATE: UNKNOWN A. City Administrative Facilities: Demand in Square Footage = 39 Sq. Ft. B. Library: Demand in Square Footage = 21 Sq. Ft. C. Wastewater Treatment Capacity (Calculate with J. Sewer) 11 EDU D. Park: Demand in Acreage = . 06 Acre E. Drainage: Demand in CFS = N/A Identify Drainage Basin = D (Identify master plan facilities on site plan) F. Circulation: Demand in ADT = 88 APT (Identify Trip Distribution on site plan) G. Fire: Served by Fire Station No. = No. 2 H. Open Space: Acreage Provided = .05 Acre I. Schools: Encinitas Union (Demands to be determined by staff) J. Sewer: Demands in EDU 11 EDU Identify Sub Basin = N/A (Identify trunk line(s) impacted on site plan) K. Water: Demand in GPD = 2.420 GPP L. The project is 2 units below the Growth Management Dwelling unit allowance. City of Carlsbad Planning Department DISCLOSURE STATEMENT Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: Person is defined as "Any individual, fim, co-partnership, 'joint venture, .association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit." Agents may sign this document; however, the legal name,,and entity of the»applicant and property owner must be provided below. 1 . APPLICANT (Not the applicant's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership, include the names, title, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON- APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) £ \l I (J( - It If E 1 2. Person Title Corp/Part Title Address 0 &* OWNER (Not the owner's agent) Provide the COMPLETE, LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e, partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, title, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly- owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Title Ml U ~ K<4 £)\/ T A tj ' jf~Corp/Part Title Address f 0.2- 2075 Las Palmas Dr. • Carlsbad, CA 92OO9-1576 • (760) 438-1161 • FAX (760) 438-O894 3. NON-PROFIT OR(5^Hz,ATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust, list the names and addresses of ANY person serving as an officer or director of the non-profit organization or as trustee or beneficiary of the. Non Profit/Trust Non Profit/Trust Title . Title Address Address 4. Have you had more than $250 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? Yes y\ No If yes, please indicate person(s):_ NOTE: Attach additional sheets if necessary. I certify that all the above information is true and correct to the best of my knowledge. 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