HomeMy WebLinkAbout2019-07-17; Planning Commission; MinutesPLANNING COMMISSION City Counci l Chamber
CALL TO ORDER:
ROLL CALL:
STAFF PRESENT:
Wednesday, July 17, 2019
1200 Carlsbad Village Drive
Carlsbad, CA 92008
Chair Luna called the Regular Meeting to order at 6:00 p.m.
Chair Luna, Commissioners Geidner, Lafferty, Meenes, Merz, and Stine
Commissioner Anderson absent
Assistant City Attorney Kemp, City Planner Neu, Associate Planner Danna,
Senior Planner Goff, Associate Planner Drew, Acting Senior Engineer Carroll,
Park Planning Manager Trojanowska, Interim Parks and Recreation Director
Lancaster, and Administrative Secretary Flores
PLEDGE OF ALLEGIANCE: Commissioner Stine led the Pledge of Allegiance
APPROVAL OF MINUTES:
Minutes of the Regular Meeting held June 19, 2019, were approved, as amended, 6-0-1 (Commissioner
Anderson absent).
Chair Luna directed everyone's attention to the slide on the screen to review the procedures the
Commission would be following for that evening's public hearing.
PLANNING COMMISSION PUBLIC HEARING:
Chair Luna opened the public hearing for Item 1.
1. CT 2019-0002/SDP 2019-0001 (DEV2018-0180) -MADISON FIVE -Request for approval of a
Tentative Tract Map and Site Development Plan to construct a five-unit, residential air-space
condominium project on a 0.18-acre site located on the southeast corner of Madison Street and
Oak Avenue in the Barrio Perimeter (BP) District of the Village and Barrio Master Plan and within
Local Facilities Management Zone 1. The City Planner has determined that this project belongs to a
class of projects that the State Secretary for Resources has found do not have a significant impact
on the environment and is therefore categorically exempt from the requirement for the preparation
of environmental documents pursuant to section 15303 (New Construction or Conversion of Small
Structures) of the State CEQA guidelines.
City Planner Neu introduced Agenda Item 1 and stated Associate Planner Danna would make the staff
presentation (on file in the Planning Division).
DISCLOSURES:
Commissioner Stine stated he drove by the site.
Commissioner Meenes stated he drove by the site.
Planning Commission Minutes July 17, 2019
Commissioner Lafferty stated she walked by the site.
Commissioner Geidner stated she drove by the site.
Commissioner Merz stated he drove by the site.
Associate Planner Danna gave the staff presentation.
Chair Luna asked if any letters have been received in support or opposition of the project.
Associate Planner Danna stated he has not received any letters.
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Commissioner Lafferty asked if there was an opportunity for inclusionary housing on the site and if the
density bonus would be an option for this project.
Associate Planner Danna stated he did not look into the density bonus for this project. He stated the size
and shape of the lot allow a limited number of units that could be built. He stated the applicant is required
to pay in lieu fees per the Carlsbad Municipal Code 21.85.
Commissioner Lafferty asked if the applicant is exempt from in lieu fees.
Associate Planner Danna stated they are paying in lieu fees.
Commissioner Lafferty asked what the dollar amount is for the in lieu fees.
Associate Planner Danna stated the in lieu fee is currently $4,515 per unit up to 7 units. The proposed
project is 5 units for a total of $22,575.
Chair Luna asked if there were additional questions of staff. Seeing none, she asked if the applicant would
like to make a presentation.
The applicant did not make a presentation but stated they are available to answer questions.
Chair Luna asked if there were any members of the public who wished to speak on the project.
Julie Ajdour, Carlsbad CA, representing Barrio Community Advocates, stated they would like to see
maximum onsite parking for the project. She stated she would like it on the record that the women in the
barrio are sick and tired of not being able to walk from their cars to their homes.
Chair Luna asked if there were any additional members of the public who would like to speak on the
project. Seeing none, she closed public testimony.
PLANNING COMMISSION DISCUSSION:
Michael Kootchick, developer for the project, stated they have met the parking requirements for the
proposed project. He stated there are three curb cuts in front of the property that will be removed and
create three additional on street parking spots.
Commissioner Lafferty asked if there was any habitable space on the lower floor.
Planning Commission Minutes July 17, 2019 Page 3
Mr. Kootchick stated there is a little space on the entry level leading up to the second floor. He stated
most of the first floor is the private garage area.
Commissioner Lafferty stated the site is currently vacant land and has been for some time. She stated it
strikes her as concerning that the applicant does not have to do any environmental report for the
proposed project. She stated she would like to see the applicant create more habitable space on the
lower level area so that it becomes a little more engaged with the street.
City Planner Neu stated from his understanding, with the shape of the lot and some of the objectives of
the Village and Barrio Master Plan, it was necessary to consume the first level in order to provide the
required parking.
MOTION:
ACTION: Motion by Commissioner Geidner and duly seconded by Commissioner Meenes to Adopt
Planning Commission Resolution No. 7340 APPROVING a Tentative Tract Map and Site
Development Plan, based upon the findings and subject to the conditions contained therein.
VOTE: 5-1-1
AYES: Chair Luna, Commissioners Geidner, Meenes, Merz, and Stine
NOES: Commissioner Lafferty
ABSENT: Commissioner Anderson
Chair Luna closed the public hearing on Agenda Item 1.
Chair Luna opened the public hearing on Agenda Item 2.
2. CT 2018-0006/RP 2018-0008/CDP 2018-0032/HDP 2018-0003/HMP 2018-0003 (DEV2017-
0237) -LAGUNA DRIVE SUBDIVISION -Request for a recommendation of adoption of a
Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program and a
recommendation of approval for a Tentative Tract Map, Major Review Permit, Coastal
Development Permit, Hillside Development Permit, and Habitat Management Permit for the
demolition of an existing medical office building and single-family dwelling; the subdivision of
an approximately0.75-acre parcel into two lots and 13 airspace residential condominium units;
and the development of 13 detached single-family condominiums with exclusive use areas on
property located at 570-580 Laguna Drive within the Residential Support Area (District 4) of
the Village Review (V-R) Zone, Mello II Segment of the Local Coastal Program and Local
Facilities Management Zone 1. The City Planner has determined that through the
implementation of the proposed Mitigated Negative Declaration and Mitigation Monitoring
and Reporting Program, the proposed project avoids the effects or mitigates the effects to a
point where clearly no significant effect on the environment would occur, and there is no
substantial evidence in light of the whole record before the City that the project may have a
significant effect on the environment. This project is located within the appealable area of the
California Coastal Commission.
City Planner Neu introduced Agenda item 2 and stated Senior Planner Goff would make the staff
presentation (on file in the Planning Division).
Planning Commission Minutes July 17, 2019 Page4
DISCLOSURES:
Commissioner Stine recused himself, he stated he owns property in the vicinity of the proposed project.
Commissioner Lafferty stated she drove by the site.
Commissioner Merz stated he drove by the site and walked around.
Commissioner Meenes stated he drove by the site.
Commissioner Geidner stated she walked around the site.
Chair Luna stated she drove by the site.
Senior Planner Goff gave the staff presentation.
Chair Luna asked if there have been any letters received on the project.
Senior Planner Goff stated he received one letter in support and one in opposition which were included
as attachments in the staff report.
Commissioner Meenes asked if there was any discussion of the developer making improvements to the
25 foot dedicated easement along the lagoon.
Senior Planner Goff stated there was not any discussion and it is not expected of the developer to do any
improvements at this time. He stated the condition is only securing the lateral access easement. He
stated there is no proposed trail at this time.
Commissioner Lafferty asked if affordable housing was considered onsite for this project and is the
applicant paying an in lieu fee and what is the cost of the fee.
Senior Planner Goff stated the applicant is not paying an in lieu fee. He stated they are paying an
affordable housing credit and each credit is $84,000. He stated they are paying for two credits in the
Tavarua affordable housing project. He stated the payment into the Tavarua project was reviewed and
approved by the housing policy team.
Commissioner Lafferty asked if the project could cover 100% of the lot.
Senior Planner Goff stated due to environmental constraints, the building would not be able to cover
100% of the lot.
Commissioner Lafferty asked for clarification on the net developable area.
Senior Planner Goff clarified that building coverage is at 50% based on the net developable acreage.
Chair Luna asked if there were additional questions of staff. Seeing none, she asked if the applicant would
like to make a presentation.
Brett Farrow, architect, made the presentation and stated he would be available to answer questions.
Planning Commission Minutes July 17, 2019 Page 5
Chair Luna asked if there were questions for the applicant.
Vice Chair Meenes asked if there would be any type of maintenance of the open space once the homes
are built and sold.
Mr. Farrow stated yes, maintenance would be done by the HOA.
Commissioner Lafferty asked if the project could consider orienting the front units on Laguna to the street
rather than being placed at an angle to better align with the Village and Barrio Master Plan. She asked for
Mr. Farrow's feedback on the placement of the units.
Mr. Farrow stated he has created an active frontage where the entries come right off of the street. He
stated there are doors that face the street and feels in addition to the landscaping, the intent of street
interaction will be met.
Chair Luna asked if there were additional questions for the applicant. Seeing none, she asked if there were
any members of the public who wished to speak on the project.
John De Young, Carlsbad Ca, stated he is concerned with parking. He stated. he is concerned the project
may run out of funds and not be able to install the garage lifts that provide the two parking spaces. He
asked if there is any guest parking onsite. He stated he thinks the project is overdone and under-parked.
Laura Kurner, Carlsbad Ca, stated she is extremely disappointed about the tall high-density projects going
into the village. However, she stated that she and -her husband support this project. She lives directly
adjacent to the project and would be the most impacted by its development. She stated she appreciates
the ecological concerns of the applicant and stated that he has been very responsive about the project.
She stated that this project is well suited for the site and appreciates the setbacks and orientation of the
buildings as it relates to her property. She stated she does share concerns about parking.
Chair Luna asked Ms. Kurner what about this project is attractive.
Ms. Kurner stated the design is attractive. She stated she has been on various committees and did not
feel heard before. She stated a lot of the architecture going into the village looks the same. She stated
after hearing input from the applicant, she understood the design and inspiration for it. She stated this
project is aesthetically suited for the site.
Mr. Farrow stated he understands the parking concerns. He stated there are currently two curb cuts in
front of the building that will create an additional on-street parking spot. He stated Buena Vista Circle
should have their own permit parking program and would support limited time parking on Laguna Drive.
He suggested that the city look at alternatives in relation to parking when this kind of density is happening.
Senior Planner Goff stated there is no guest parking requirement for a single family project. He stated the
parking requirement is two onsite parking spaces in a garage setting and this project is providing that
through the car lifts.
PLANNING COMMISSION DISCUSSION:
Commissioner Lafferty stated she would like to have seen some affordable housing onsite and
understands there is an option to purchase credits.
Planning Commission Minutes July 17, 2019 Page6
Chair Luna stated she supports looking at parking in alternative ways in higher density areas. She
thanked Mr. Farrow for his consideration of the neighbors and likes the design and materials being used.
Commissioner Geidner asked for additional information on the in lieu fee and purchasing credits in an
affordable housing project in the city.
City Planner Neu stated smaller projects, under 7 units, are subject to the in-lieu fee of $4,515 per unit.
He stated projects of 7 units and more are ineligible to pay the in-lieu fee, they have the ability to
purchase an affordable housing credit where the city is receiving repayment for money that was already
advanced to build affordable housing units. He stated in this case, the city had helped finance the
Tavarua Senior Apartments project and the affordable housing credits purchased will go into the
housing trust fund to be invested in a future affordable housing project.
Commissioner Geidner asked if the amount being paid is equal to what the city invested.
City Planner Neu stated, to his understanding, the fee is equivalent to what the city spent or contributed
initially per unit.
Commissioner Meenes stated he lee ls good about what the applicant has accomplished and how he
worked with the neighbors. He stated he is glad to see the project coming to the area.
Commissioner Geidner thanked the staff and applicant for coming up with a creative project and
working though the various agencies.
MOTION:
ACTION: Motion by Commissioner Merz and duly seconded by Commissioner Geidner to Adopt
Planning Commission Resolution No. 7341 and 7342, including the errata sheet,
RECOMMENDING APPROVAL of a Mitigated Negative Declaration and Mitigation Monitoring
and Reporting Program and a recommendation of approval for a Tentative Tract Map, Major
Review Permit, Coastal Development Permit, Hillside Development Permit, and Habitat
Management Permit, based upon the findings and subject to the conditions contained
therein.
VOTE: 5-0-2
AYES: Chair Luna, Commissioners Geidner, Meenes, Merz, and Lafferty
NOES: None
ABSENT: Commissioner Anderson
ABSTAIN: Commissioner Stine
Chair Luna closed the public hearing on Agenda Item 2.
Chair Luna opened the public hearing on Agenda Item 3.
3. GPA 2017-0001 (PUB17Y-0008) -CITY OF CARLSBAD TRAILS MASTER PLAN -Request for a
recommendation to adopt a Mitigated Negative Declaration and Mitigation Monitoring and
Reporting Program and a recommendation to approve a General Plan Amendment revising
sections of the General Plan Open Space, Conservation, and Recreation Element to reference
the City of Carlsbad Trails Master Plan . A Mitigated Negative Declaration (MND) and Mitigation
Planning Commission Minutes July 17, 2019 Page 7
Monitoring and Reporting Program have been prepared by the City Planner. The Notice of
Intent {NOi) to adopt a Mitigated Negative Declaration was published in the newspaper April
6, 2017 and sent to the State Clearinghouse {SCH#2017041006) for a 30-day public review April
3, 2017-May 2, 2017.
City Planner Neu introduced Agenda Item 3 and stated Associate Planner Drew would make the staff
presentation (on file in the Planning Division).
DISCLOSURES:
Commissioner Geidner stated she has walked some of the trails.
Associate Planner Drew gave the staff presentation.
Chair Luna asked if there were questions for staff. Seeing none, she asked if there were any members of
the public who wished to speak on the project.
Page DeCino, Carlsbad Ca, representing Preserve Calavera. She stated she supports the City Council's
decision to make Hub Park a priority. She stated she would like to see some trails removed from the trails
master plan, such as the proposed trail in Village H that links to Tamarack Avenue. She would like to see
additional verbiage added limiting nighttime use of the trails. She stated she would like to see the city
add additional resources to patrol the trails.
Fred Sandquist, Carlsbad Ca, President of Batiquitos Lagoon Foundation.· He stated he is concerned about
some of the trail types being changed on the north shore of Batiquitos Lagoon. He stated type 1 is 2 to 4
feet wide and type 2 is 4 to 8 feet wide. He stated the foundation has a trail vehicle used for performing
trail maintenance and expressed concerns about the width of some of the trails.
De' Ann Weimer, Carlsbad Ca, representing Citizens for North County. She stated she is pleased to see
trails being added in the Poinsettia 61 neighborhood. She stated the Citizens for North County are pleased
that the trails plan included preserving lagoon views and not just ocean views. She stated all that the city
needs to do to add trail connectivity in the Hub Park area is a request to SDG&E. She stated she wants
the city to strike the reliance on private development and make progress by providing funding to add
trails. She stated she supports the concerns brought up by Preserve Calavera.
David Hill, Encinitas Ca, board member of Batiquitos Lagoon Foundation. He stated he does not want the
foundation's trail vehicle to be restricted by a narrow trail. He stated the vehicle needs adequate
clearance to do maintenance and wants to avoid encroaching on any sensitive habitat.
Chair Luna asked if there were any additional member of the public who would like to speak. Seeing none,
she closed public testimony.
PLANNING COMMISSION DISCUSSION:
Commissioner Meenes asked for clarification from Assistant City Attorney Kemp on what the Planning
Commission can do, specifically on some of the requests they heard tonight.
Assistant City Attorney Kemp stated the Planning Commission would only make changesto ensure the
trails master plan is consistent with the general plan or to address any environmental issues. He stated
Planning Commission Minutes July 17, 2019 Page 8
the comments heard tonight would be better directed to the city council. He stated the city council has
the ability to add trails, change trails, and set widths.
Commissioner Stine stated their task tonight is a fairly narrow one. He stated staff has done an
incredible job and commended them on all of their diligence on this project. He stated the Planning
Commission's role is not to make any specific detailed changes unless they are related to the general
plan or environmental review, which he has not heard any comments tonight related to those.
Commissioner Geidner stated she also commends the staff on this project. She stated she was listening
to comments from the public tonight and determining if it affects the CEQA documents. She stated she
does not believe that it does because the requests would require additional environmental review. She
stated any funding prioritization would be up to City Council. She stated overall, she supports the
project.
Commissioner Lafferty asked for further information on future trail projects being part of private
developments and how that relates to the General Plan. She asked if the trail would then become part
of an easement to the public. She asked if there is any wording about bicycles or multi modal transit in
the General Plan that conflicts with the Trails Master Plan.
Associate Planner Drew stated there are several areas in various -GP elements that talk about the
incorporation of public trai.ls and active and passive recreation. She stated the community character
and design polkes of the Land Use and Community Development Element talk about contributions to an
extension of existing systems of streets, foot or bicycle paths, trails and greenbelts. She stated the
Mobility Element also mentions bikes and multi-modal transportation. She stated there are various
policies in the Trails Master Plan that mention multiple uses.
Assistant City Attorney Kemp stated that any un-constructed trail in the plan is conceptual at this time.
The plan outlines where the city would like the trails to go. He stated negotiation would need to occur
with a developer on where the trail would go and would not be creating an easement right now. He
stated an easement would only occur with the consent of the property owner.
MOTION:
ACTION: Motion by Commissioner Stine and duly seconded by Commissioner Geidner to Adopt
Planning Commission Resolution No. 7279 and 7280, including the errata sheet,
RECOMMENDING APPROVAL of a Mitigated Negative Declaration and Mitigation Monitoring
and Reporting Program and a recommendation to approve a General Plan Amendment,
based upon the findings and subject to the conditions contained therein.
VOTE: 6-0-1
AYES: Chair Luna, Commissioners Geidner, Meenes, Merz, Lafferty and Stine
NOES: None
ABSENT: Commissioner Anderson
Chair Luna closed the public hearing on Agenda Item 3.
PLANNING COMMISSION REPORTS:
Planning Commission Minutes July 17, 2019 Page 9
Commissioner Lafferty asked if community character is defined anywhere in the Village and Barrio Master
Plan.
City Planner Neu stated there are references on the eclectic styles of architecture and some reference to
historic resources. He stated the plan does not get into a specific style of architecture. He stated the plan
generally address what the new standards are and the different methods that are included in their dealing
with massing and building facades.
CITY PLANNER REPORTS:
City Planner Neu stated that city council is tentatively scheduled to hear the suggested modifications to
the Village and Barrio Master Plan made by the coastal commission at the August 20, 2019 city council
meeting. He stated this would be their opportunity to accept or not accept the modifications.
CITY ATTORNEY REPORTS:
ADJOURNMENT:
The Regular Meeting of the Planning Commission of July 17, 2019 was adjourned at 7:55 p.m.
Don Neu -City Planner
Melissa Flores -Minutes Clerk