HomeMy WebLinkAbout2018-09-05; Planning Commission; ; CT 2018-0003 (DEV2018-0010) - MAGNOLIA-BRADY
Item No.
Application complete date: April 26, 2018
P.C. AGENDA OF: September 5, 2018 Project Planner: Shannon Harker
Project Engineer: Jennifer Horodyski
SUBJECT: CT 2018-0003 (DEV2018-0010) – MAGNOLIA-BRADY – Request for approval of a
Tentative Tract Map for the grading and subdivision of a 2.0-acre property at 1534
Magnolia Avenue into seven single-family lots and one detention basin lot within Local
Facilities Management Zone 1. The City Planner has determined that this project is
exempt from the requirements of the California Environmental Quality Act (CEQA)
pursuant to Section 15332 “In-Fill Development Projects” of the State CEQA Guidelines
and will not have any adverse significant impact on the environment.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7308 APPROVING Tentative
Tract Map CT 2018-0003, based upon the findings and subject to the conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
The 2.0-acre (1.74 net acres) infill site comprises two properties (APNs 205-220-15, -16, 1534 Magnolia
Avenue) on the northeast corner of Magnolia Avenue and Brady Circle. The site is presently developed
with a vacant single-family home and detached garage. Pursuant to the Phase I Site Analysis prepared for
the project (Geocon, October 2017), the site has been used residentially since 1941. The existing home
and detached garage are estimated to be approximately 77 years old. The property is generally flat and
contains 1.05 acres of disturbed habitat.
The proposed project entails a request to demolish the existing structures onsite and subdivide the 2.0-
acre property into seven single-family lots and one detention basin lot. The single-family residential lots
range in size from 8,999 to 10,729 square feet (gross/net) and have a minimum lot width of 60 feet. The
7,039-square-foot detention basin lot is required to address drainage and storm water treatment
requirements. Development of this lot is strictly limited to the detention basin and landscaping. On-going
maintenance of the basin will be required by the homeowner’s association.
Access to the future homes will be provided by private driveways off Brady Circle. Right-of-way
improvements, including curb, gutter and sidewalk, are proposed along the Magnolia Avenue frontage.
As a sidewalk currently exists along the Brady Circle frontage, no right-of-way improvements are required.
Project grading comprises 3,940 cubic yards (CY) of cut and 250 CY of fill. Therefore, a total of 3,690 cubic
yards will be exported from the site. Landscaping, including street trees, is proposed along the street
frontages.
While no homes are proposed to be constructed in conjunction with the proposed Tentative Tract Map,
the inclusionary housing requirement will be satisfied through the construction of one accessory dwelling
unit. In addition, as five or more homes will ultimately be constructed, the design of the future homes
will be required to comply with City Council Policy No. 44, Neighborhood Architectural Design Guidelines,
and City Council Policy No. 66, Livable Neighborhoods.
2
CT 2018-0003 (DEV2018-0010) – MAGNOLIA-BRADY
September 5, 2018
Page 2
Table “A” below includes the General Plan Land Use designations, zoning and current land uses of the
project site and surrounding properties.
TABLE A – SURROUNDING LAND USES
Location General Plan Designation Zoning Current Land Use
Site R-4, Residential 0-4 du/ac R-1, One-Family Residential Vacant single-family home
North R-4 R-1 Single-family home
South P, Public OS, Open Space Valley Middle School
East R-4 R-1 North County Academy
West R-4 R-1 Single-family homes
The project meets the city’s standards for subdivisions as designed and conditioned and the project
complies with the General Plan, Subdivision Ordinance, and relevant zoning regulations of the Carlsbad
Municipal Code (CMC).
III. ANALYSIS
The project is subject to the following regulations:
A. R-4, Residential 0-4 du/ac General Plan Land Use designation;
B. R-1, One Family Residential Zone (CMC Chapter 21.10);
C. Subdivision Ordinance (CMC Title 20);
D. Inclusionary Housing Ordinance (CMC Chapter 21.85); and
E. Growth Management Ordinance (CMC Chapter 21.90) and Zone 1 Local Facilities Management
Plan.
The recommendation for approval of this project was developed by analyzing the project’s consistency
with the applicable regulations and policies. The project’s compliance with each of the above regulations
is discussed in detail in the sections below.
A. R-4 Residential General Plan Land Use Designation
The General Plan Land Use designation for the property is R-4, Residential 0-4 dwelling units per acre. The
R-4 designation allows for residential development at a density range of 0-4 dwelling units per acre (du/ac)
with a Growth Management Control Point (GMCP) of 3.2 du/ac. The project site has a net developable
acreage of 1.74 acres.
Table B below highlights the number of dwelling units allowed at the General Plan’s Growth Management
Control Point (GMCP) and maximum density, as well as the number of proposed dwelling units and overall
project density.
TABLE B
Gross
Acres
Net
Acres
DUs Allowed
at GMCP Density
(3.2 du/ac)
DUs Allowed at Maximum
Density
(4 du/ac)
DUs Proposed/Project
Density
2.0
acres
1.74
acres 6 dwelling units 7 dwelling units 7 units
4 du/ac
CT 2018-0003 (DEV2018-0010) – MAGNOLIA-BRADY
September 5, 2018
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The project density, four dwelling units per acre, is at the top of the density range and therefore, also
above the R-4 GMCP of 3.2 du/ac, which is utilized for the purposes of calculating the city’s compliance
with Government Code Section 65863. At the GMCP, six dwelling units would be permitted on this 1.74-
acre (net developable) property. Although the project exceeds the GMCP for the R-4 General Plan Land
Use designation by one dwelling unit, Policy 2-P.8 of the Land Use and Community Design Element allows
the city to approve residential development at a density that exceeds the GMCP for the applicable density
range.
To exceed the GMCP density and withdraw the difference in dwelling units (i.e., one dwelling unit) from
the city’s “Excess Dwelling Unit Bank” (EDUB), the project must comply with City Council Policy No. 43
(Proposition E “Excess Dwelling” Unit Bank), which sets the criteria for the allocation of excess dwelling
units. City Council Policy 43 establishes a list of qualifying residential projects that are eligible for allocation
of excess units, if the unit allocation does not exceed the Growth Management maximum dwelling unit
cap of the applicable quadrant of the city. The EDUB currently has 413 excess dwelling units available for
allocation. The Northwest Quadrant of the EDUB currently has a remaining capacity to accept 133
dwelling units (June 2018).
Furthermore, to exceed the GMCP density 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 Northwest Quadrant that have
developed at densities below the GMCP such that the allocation of one dwelling unit would not result in
exceeding the quadrant limit. In addition, the project is conditioned to pay the appropriate fees to comply
with the city’s Growth Management Program, and the city’s public facilities plans will not be adversely
impacted as the allocation of one unit has already been analyzed and anticipated within the Northwest
Quadrant.
Pursuant to City Council Policy No. 43 – Proposition E “Excess Dwelling” Unit Bank, in approving a request
for an allocation of excess dwelling units, the following three findings must also be made:
1) That the project location and density are compatible with existing adjacent residential
neighborhoods and/or nearby existing or planned uses;
2) That the project location and density are in accordance with the applicable provisions of the
General Plan and any other applicable planning document; and
3) That the project complies with the findings stated in the General Plan Land Use Element for
projects that exceed the GMCP for the applicable density range.
The required findings for the allocation of excess dwelling units can be supported as the proposed lot
sizes, ranging from 8,999 to 10,729 square feet, are compatible in size with the surrounding single-family
residential lots which range in area from 8,760 to 16,117 square feet. In addition, the project complies
with the findings stated in the General Plan Land Use Element for projects that exceed the GMCP for the
R-4 Residential Land Use designation as discussed above.
CT 2018-0003 (DEV2018-0010) – MAGNOLIA-BRADY
September 5, 2018
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Finally, the project complies with the Elements of the General Plan as outlined in Table C below:
TABLE C – GENERAL PLAN COMPLIANCE
ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE
OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY
Land Use Policy 2-P.8
Do not permit residential development
to exceed the applicable Growth
Management Control Point (GMCP)
density unless certain findings are made.
The proposed density of 4 du/ac is at
the top of the density range of 0-4
du/ac. As a result, the project is one
dwelling unit above the GMCP (3.2
du/ac). As discussed above, the
project meets the necessary findings
and is consistent with City Council
Policy No. 43. One dwelling unit will
be withdrawn from the city’s excess
dwelling unit bank
Yes
Mobility Policy 3-P.5
Require developers to construct or pay
their fair share toward improvements
for all travel modes consistent with the
Mobility Element, the Growth
Management Plan, and specific impacts
associated with their development.
Goal 3-G.3
Provide inviting streetscapes that
encourage walking and promote livable
streets.
The proposed project will ultimately
generate a total of 70 Average Daily
Trips (ADTs) for the future single-
family homes. Access to each lot will
be provided by private driveways off
Brady Circle. Right-of-way
improvements, including curb, gutter
and sidewalk, are proposed along the
Magnolia Avenue frontage. No right-
of-way improvements are required
on Brady Circle other than
modifications to accommodate the
private driveways for each lot. The
applicant or future homeowner will
also be required to pay traffic impact
fees prior to issuance of a building
permit that will go towards future
road improvements.
Inviting streetscapes are proposed
with the inclusion of street trees,
consistent with the city’s Landscape
Design Manual.
Yes
Public
Safety
Goal 6-G.1
Minimize injury, loss of life, and damage
to property resulting from fire, flood,
hazardous material release, or seismic
disasters.
The project has been designed to
comply with fire safety requirements.
In the event of an emergency, the
existing fire hydrant on the west side
of Brady Circle, opposite Lots 5 and 6,
will supply water to the site.
Yes
CT 2018-0003 (DEV2018-0010) – MAGNOLIA-BRADY
September 5, 2018
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ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE
OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY
Policy 6-P.6
Enforce the requirements of Titles 18,
20, and 21 pertaining to drainage and
flood control when reviewing
applications for building permits and
subdivisions.
Policy 6-P.39
Ensure all new development complies
with all applicable regulations regarding
the provision of public utilities and
facilities.
The proposed detention basin on Lot
8 provides compliance with the storm
water and drainage requirements. In
addition, the project is conditioned to
develop and implement a program of
“best management practices” for the
elimination and reduction of
pollutants which enter and/or are
transported within storm drainage
facilities.
Yes
Housing Program 3.1
For all ownership and qualifying rental
projects of fewer than seven units,
payment of a fee in lieu of inclusionary
units is permitted.
The proposal to subdivide two
parcels into seven (7) single-family
parcels results in the requirement to
construct one inclusionary housing
unit. The applicant proposes to
satisfy the requirement with the
construction of one (1) accessory
dwelling unit. The Housing Policy
Team has reviewed the request and
recommended approval on June 7,
2018.
Yes
B. One-Family Residential Zone (CMC Chapters 21.10)
The zoning designation for the property is R-1, One Family Residential, with a minimum lot size of 7,500
square feet and minimum lot width of 60 feet. The proposed project meets or exceeds all applicable
requirements of the R-1 Zone as demonstrated in Table D below.
TABLE D
LOT LOT SIZE (GROSS/NET) LOT WIDTH COMPLY?
1 10,729 SF 61’ Yes
2 10,726 SF 61’ Yes
3 10,726 SF 61’ Yes
4 8,999 SF 61’ Yes
5 8,999 SF 61’ Yes
6 8,999 SF 61’ Yes
7 9,479 SF 66’ Yes
8
(detention basin)
7,039 SF N/A N/A
CT 2018-0003 (DEV2018-0010) – MAGNOLIA-BRADY
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C. Subdivision Ordinance
The proposal to subdivide two (2) lots into seven (7) single-family lots and one (1) common lot for a
detention basin is subject to the regulations of Chapter 20.16 of the Subdivision Ordinance. These
subdivision regulations require the project to include required improvements (streets, sewer, water, and
drainage) to serve the proposed subdivision.
The Land Development Engineering Division has reviewed the proposed Tentative Tract Map and has
found that the subdivision complies with all applicable requirements of the Subdivision Map Act and the
city’s Subdivision Ordinance (Title 20) for Major Subdivisions. The subdivision is considered major because
it involves the division of land into five (5) or more parcels. The project is conditioned to install all
infrastructure-related improvements and the necessary easements for these improvements concurrent
with the development.
D. Inclusionary Housing Ordinance
For all residential development of seven or more units, not less than 15 percent of the total units approved
shall be constructed and restricted both as to occupancy and affordability to lower-income households.
The proposal to subdivide two properties into seven single-family parcels results in the requirement to
construct one inclusionary housing unit. Consistent with CMC Section 21.85.070(B), the applicant
proposes to satisfy the requirement with the construction of one accessory dwelling unit. The Housing
Policy Team has reviewed the request and recommended approval on June 7, 2018. A note is included on
the map to reflect the requirement. In addition, the project is conditioned to require the recordation of
an Affordable Housing Agreement prior to final map approval.
E. Growth Management
The proposed project is located within Local Facilities Management Zone 1 in the Northwest Quadrant of
the city. The impacts on public facilities created by the project, and its compliance with the adopted
performance standards, are summarized in Table E below.
TABLE E – GROWTH MANAGEMENT COMPLIANCE
STANDARD IMPACTS COMPLIANCE
City Administration 24.76 sq. ft. Yes
Library 13.2 sq. ft. Yes
Waste Water Treatment 7 EDU Yes
Parks 0.05 acre Yes
Drainage 2.2 CFS Yes
Circulation 70 ADT Yes
Fire Station No. 1 Yes
Open Space N/A N/A
Schools Carlsbad (E=0.63/M=0.28/HS = 0.35) Yes
Sewer Collection System 7 EDU Yes
Water 15,120 GPD Yes
CT 2018-0003 (DEV2018-0010) – MAGNOLIA-BRADY
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The Tentative Tract Map proposes seven single-family residential lots which will ultimately be developed
with seven dwelling units. The unit yield at the GMCP of the property is six (6) dwelling units. The
proposed seven-lot/unit project is one unit above the Growth Management Control Point density for the
R-4 Residential General Plan Land Use designation. Consistent with the General Plan and City Council
Policy No. 43, one dwelling unit will be withdrawn from the city’s excess dwelling unit bank.
IV. ENVIRONMENTAL REVIEW
The City Planner has determined that the 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 it is therefore
categorically exempt from the requirement for the preparation of environmental documents pursuant to
Section 15332 (In-Fill Development Projects) Class 32 Categorical Exemption of the State CEQA Guidelines.
The project is consistent with the General Plan and the Zoning Ordinance; the project site is within the
city limits, is less than five 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. In making this determination, the City Planner has found
that the exceptions listed in Section 15300.2 of the state CEQA Guidelines do not apply to this project,
including historical resources. Specifically, the existing home and detached garage, which are estimated
to be 77 years old and are proposed to be demolished, are not identified on a local register of historical
resources and do not meet the criteria for listing on the California Register of Historical Resources. A
Notice of Exemption will be filed by the City Planner upon final project approval.
In addition, the proposal to construct a net gain of six single-family dwelling units, complies with the City
of Carlsbad’s Climate Action Plan (CAP) in that a single-family housing development with less than 50
dwelling units does not meet the screening threshold to require a greenhouse gas (GHG) analysis and is
not subject to the CAP measures.
ATTACHMENTS:
1. Planning Commission Resolution No. 7308
2. Location Map
3. Disclosure Statement
4. Reduced Exhibits
5. Full Size Exhibits “A” – “F” dated September 5, 2018
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