HomeMy WebLinkAbout1998-07-01; Planning Commission; ; CT 96-08|SDP 97-22|CDP 97-04 - JEFFERSON/CHINQUAPIN PROJECTCity of CARLSBAD Planning Department
A REPORT TO THE PLANNING COMMISSION
Item No.
P.C. AGENDA OF: July 1, 1998
Application complete date:
Project Planner:
Project Engineer:
December 19, 1997
Elaine Blackburn
Clyde Wickham
SUBJECT: CT 96-087 SDP 97-22/CDP 97-04 - JEFFERSON/CHINQUAPIN PROJECT -
Request for a Tentative Tract Map, Site Development Plan, and Coastal
Development Permit to create and develop a 15-lot residential subdivision on a
3.4-acre site located on the Northwest corner of the intersection of Jefferson Street
and Chinquapin Avenue within Local Facilities Management Zone 1.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 4273
APPROVING a Negative Declaration and Planning Commission Resolutions No. 4274, 4275,
and 4276 APPROVING CT 96-08, SDP 97-22, and CDP 97-04 based upon the findings and
subject to the conditions contained therein.
II.INTRODUCTION
The proposed project is for the creation of a 15-lot/17-unit (including second dwelling units)
residential subdivision on an in-fill parcel at the Northwest corner of Jefferson Street and
Chinquapin Avenue. The project will consist of 15 single-family detached residences, two of
which will incorporate second dwelling units. These second dwelling units will be used to
satisfy the project's inclusionary housing requirements. The project site is located in the Mello II
area of the Coastal Zone. The project requires a Tentative Tract Map, a Site Development Plan
(for the second dwelling units) and a Coastal Development Permit. The proposed project has a
higher density (5.0 du/ac) than normally allowed by the General Plan (RLM) designation (4.0
du/ac) for the site and would require the approval of 7 dwelling units from the Northwest
Quadrant excess dwelling unit bank. Because the project falls under special density criteria
established by the General Plan, the additional density is consistent with the General Plan. With
regard to the taking of dwelling units from the excess dwelling unit bank, the project is in the
first (highest) priority category for approval of additional dwelling units from the bank. (See
Section B of this report.) There are no planning issues associated with the proposal, and staff
supports the project.
III. PROJECT DESCRIPTION AND BACKGROUND
The project site is a 3.4-acre parcel located on the Northwest corner of Jefferson Street and
Chinquapin Avenue. It is a generally-flat in-fill parcel containing no sensitive vegetation. The
site currently contains two small single-family structures and several greenhouses, all of which
are being demolished.
CT 96-08/SDP 97-22/CDP */-04 - JEFFERSON/CHINQUAPIN PkuJECT
July 1, 1998
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The proposed project is for the creation and development of 15 residential lots with single-family
detached residences, two of which will incorporate attached second dwelling units for a total of
17 dwelling units. The proposed lots range from 8,135 square feet to 8,558 square feet in size.
(Half of the lots would be the 8,558-square foot size.) The proposed residences range in size
from 2,350 square feet to 3,165 square feet (including the second dwelling unit). The structures
will have a stucco exterior and the roofs will be tile (Plans B and C) and a combination of
composition shingle and tile (Plan A). The structures will all be two stories. The project
includes the extension of Linmar Lane south of its current terminus for one additional block to
provide frontage for some of the proposed lots/units.
The project site is designated for RLM (Residential Low-Medium) development on the General
Plan and is zoned R-l -7,500. The properties to the North, West, and generally South of the site
are also designated RLM and zoned R-l-7,500 or R-l. The properties to the Southeast are
designated RMH (Residential Medium to High) and are zoned RDM-Q. Surrounding
development consists of primarily single-family detached units, with some condominium
development on the South side of Chinquapin. The single-family lots vary in size from about
6,000 square feet to over 11,000 square feet, but the majority are 6,000 to 8,000 square feet.
IV. ANALYSIS
This project is subject to the following regulations and requirements:
A. California Government Code Section 65590 governing demolition of residential units in
the Coastal Zone;
B. Carlsbad General Plan RLM (Residential - Low to Medium Density) designation
regulations, and City Council Policy No. 43 "Guidelines For Allocation of Proposition E
"Excess" Dwelling Units";
C. Subdivision Map Act, and Subdivision regulations (Title 20 of the Carlsbad Municipal
Code);
D. R-l-7,500 Zone regulations (Chapter 21.10 of the Carlsbad Municipal Code);
E. Inclusionary Housing regulations (Chapter 21.85 of the Carlsbad Municipal Code);
F. Coastal Development regulations (Mello II Segment);
G. Growth Management regulations; and
H. California Environmental Quality Act.
The recommendation for approval for 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.
CT 96-08/SDP 97-22/CDi- V/-04 - JEFFERSON/CHINQUAPIN PROJECT
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A. California Government Code Section 65590
State law requires that, in the Coastal Zone, conversion or demolition of existing residential
dwelling units occupied by persons and families of low or moderate income shall not be
authorized unless provision has been made for the replacement of those dwelling units with units
for persons and families of low or moderate income. There are some exemptions to this
requirement. One exemption is allowed when the total number of residential structures to be
demolished involves more than one structure but less than 10 dwelling units. The proposed
project involves the demolition of two older small single-family structures and some abandoned
greenhouses. Although these two residential structures have not served as affordable housing
units previously, their demolition would fall under this exemption even if they had been counted
as affordable units.
B. General Plan and City Council Policy No. 43
The General Plan designation of the project site is RLM (Residential Low-Medium). The RLM
designation allows a range of 0-4 dwelling units per acre (du/ac) and has a Growth Control Point
of 3.2 du/ac. The site has a zoning designation of R-1-7,500. The density of the proposed
project is 5.0 du/ac.
The project density of 5.0 du/ac exceeds the Growth Control Point and the RLM range.
Normally this situation would not be consistent with the General Plan. However, there are some
locations in the City (like this one) where the General Plan designation and the Zoning
designation are generally consistent, but the zoning would allow a higher unit yield than the
General Plan would allow. The General Plan contains specific wording to address these
situations. The Land Use Element provides that:
Criterion 1: If the zoning of the site would allow a higher density than the General Plan
maximum would allow, and.
Criterion 2: if the project is compatible with the General Plan goals, objectives, and policies, and.
Criterion 3: if the project does not exceed the maximum density allowed by the range by more
than 25%,
then the project may be found consistent with the General Plan.
Staff believes the proposed project/site meets each of these criteria in that:
1) The zoning of the site would allow a higher density (5.58 du/ac) than the General Plan
maximum would allow (4 du/ac) as follows: If this 3.4-acre parcel were divided into
7,500-square foot lots, as allowed by the R-l Zone, it would result in 19.75 lots. (The
site contains no biological, slope, or other constrained areas. Therefore, the entire site
is considered "developable".) Development of 19 residential units would result in a
project density of 5.58 du/ac. Therefore, criterion 1 is met.
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2) The proposed project is, aside from the density, consistent with the goals, objectives,
and policies of the General Plan. The Land Use Element for Residential land uses has
a goal of providing "a variety of housing types and density ranges to meet the diverse
requirements of residents" "while retaining the present predominance of single-family
residences". The proposed project is consistent with this goal in that it will provide
moderate sized homes in a single-family detached product type. The Land Use
Element for Residential land uses also has an objective of preserving "the
neighborhood atmosphere and identity of existing residential areas". The proposed
project is consistent with this objective in that the proposed single-family detached
product type is in keeping with and preserves the identity of the existing single-family
neighborhood. Therefore, criterion 2 is met.
3) The project does not exceed the maximum density allowed by the range by more than
25%. The maximum density allowed by the range for the subject site is 4.0 du/ac.
The proposed project density of 5.0 du/ac exceeds the maximum allowed density by
25 %. Therefore, criterion 3 is met.
For these reasons, staff believes that the proposed project can be found to be consistent with the
General Plan goals, objectives, and policies, and is consistent with the density designation
through application of the special density allocation criteria established in the General Plan Land
Use Element.
The project needs 7 units from the City's excess dwelling unit bank. (Seventeen units are
proposed, and 10 units are allowed at the Growth Control Point of 3.2 du/ac.) City Council
Policy No. 43 establishes guidelines and prioritization categories for the allocation of
Proposition E (i.e., Growth Management) "excess" dwelling units in the City. The proposed
project is in the first (highest) priority category, which includes in-fill single-family R-l
subdivisions which meet all development standards and which have lot sizes equal to or greater
than adjacent R-l properties. The proposed project will contain lots ranging in size from 8,135
to 8,558 square feet. The surrounding R-l properties have a variety of lot sizes and
configurations but are generally smaller than the proposed project lot sizes. The lots to the East
of the project site are generally 6,000 square feet. Lots immediately North of the project are
generally 6,900 square feet. The lots to the West of the project vary most greatly from about
7,100 square feet to 11,050 square feet, but most of these lots are in the 6,000 to 8,000-square
foot range. It should be noted that, when the growth management ordinance was adopted, the
additional units expected on this and similar sites (due to the R-l-7,500 Zoning discussed above)
were placed in the quadrant's excess dwelling unit bank. Therefore, in essence, the 7 units to be
withdrawn from the bank for this project have already been placed into the excess dwelling unit
bank in anticipation of this development.
C. Subdivision Map Act and Subdivision Regulations
The Engineering Department has reviewed the proposed project and has concluded that the
subdivision complies with all applicable requirements of the Subdivision Map Act and the City's
Subdivision regulations. The project is consistent with and satisfies all requirements of the
CT 96-08/SDP 97-22/CDP W-04 - JEFFERSON/CHINQUAPIN PRuJECT
July 1, 1998
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General Plan and Title 21. It is also compatible with surrounding residential land uses and
provides; to the extent feasible, for future passive/natural heating or cooling opportunities
through structure separation and unit design. Each of the proposed lots exceeds the minimum lot
size requirement and can easily accommodate the proposed residential development at the
density proposed. Finally, the proposed subdivision will not cause any substantial environmental
damage as the site contains no sensitive vegetation.. The project grading involves 6,200 cubic
yards of cut and 4,400 cubic yards of fill. Approximately 1,800 cubic yards of dirt will be
exported.
The developer will be required to underground existing overhead utilities and to install street
lights and sidewalks along all public streets. The project design incorporates the extension of
Linmar Lane to the south one additional block to provide street frontage for the proposed
lots/units. The Linmar extension will be constructed to public street standards (to match the
existing Linmar Lane). The developer will also have to provide half-street improvements to both
Jefferson Street and Chinquapin Avenue.
D. R-l-7,500 Zoning
The proposed project meets or exceeds all applicable requirements of the R-l-7,500 zone as
demonstrated in Table C below. All lot sizes and lot widths exceed the minimum requirements
for the zone, and all required setbacks are provided. The proposed lot coverage is less than the
maximum allowed. The proposed structures are within the allowed building height for the zone.
All of the proposed structures have two stories. Plans A, A-l, and B are all full two-story units.
Plan C is mostly a single-story, but contains a two-story element. This two-story element
contains only one room (a study). Therefore, Plan C is also a two-story structure, although the
majority of the structure is one-story.
Table D: R-l-7,500 ZONE COMPLIANCE
STANDARD
Min. Lot Size
Min. Lot Width
Max. Lot Coverage
Min. Front Yard Setback
Min. Street Side Yard Setback
Min. Side Yard Setback
Min. Rear Yard
Max. Building Height
REQUIRED
7,500 sf
60'
40%
20'
10'
5'- 10'
(10% of lot width)
10' -20'
3072 stories (with pitch)
PROPOSED
8,135 sf- 8,558 sf
76'
27.3% - 29.8%
20' or greater
10'
8'-10'
25' -29'
28V2 stories
E. Inclusionary Housing regulations
The City's Inclusionary Housing regulations (Chapter 21.85) require that a minimum of 15% of
all approved units in any residential specific plan or qualified subdivision be made affordable to
CT 96-08/SDP 97-22/CD1- * /-04 - JEFFERSON/CHINQUAPIN PKuJECT
July 1, 1998
Page 6
lower income households. The inclusionary housing requirement for this project would be 2.55
dwelling units. Because this project contains seven or more new lots/units, it is required to
satisfy its inclusionary housing requirements by construction of new affordable units. The
applicant is proposing to satisfy this requirement by constructing and deed restricting two second
dwelling units and purchasing a .55 credit for the remaining required partial unit. Therefore, the
proposed project complies with all applicable inclusionary housing requirements. (See Table
"E" below.) Each proposed second dwelling unit will be located above the garage of the primary
unit. Each second dwelling unit will contain 640 square feet of area and will have one bedroom.
The second dwelling unit can be accessed by two means. First, it can be accessed directly from
the primary residence via an interior doorway off the second level hallway. This interior door
could be locked, precluding access from inside the primary unit, if desired. The second unit can
also be accessed via a separate external entrance and private stairway. Parking for the proposed
second dwelling unit will be in the form of a tandem space, which is allowed in this instance
since the main garages are set back a minimum of 20' from the street. The City's Housing
Commission considered the proposed second dwelling units at their meeting of May 14, 1998
and recommended (5-1) that the proposed second dwelling units be approved to satisfy the
project's inclusionary housing requirements.
Table E: INCLUSIONARY HOUSING
STANDARD
Inclusionary
Requirements(Units/
Fees)
REQUIRED
2.55 units
PROVIDED
2 attached second
dwelling units and a
.55 credit
COMPLIANCE
Yes
F. Coastal Development regulations (Mello II segment)
The proposed project is consistent with the Mello II segment of the LCP which contains land use
policies for development and conservation of coastal land and water areas within the Segment
boundaries. The project site is designated for RLM (Residential - Low to Medium Density)
development and is being developed consistent with that designation. The site contains no
protected agricultural land, sensitive resources, or slopes and no geologic or other hazards. Any
erosion which might occur during grading/development of the site will be addressed by existing
City regulations governing grading and erosion control. The project will also be subject to the
standard seasonal grading restriction for sites within the Coastal Zone.
G. 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 G below. All of the facilities
necessary for the proposed development have already been provided for in the Local Facilities
Management Plan for Zone 1. This is due to the assumptions made when the City's Growth
Management regulations and facilities requirements were originally established. In locations
where the zoning would allow greater yield than the General Plan designation would allow, it
was assumed (for worst-case facilities planning purposes) that the greater yield would actually
CT 96-08/SDP 97-22/CDP *7-04 - JEFFERSON/CHINQUAPIN PROJECT
July 1, 1998
Page? '
occur. Therefore, it was assumed that the subject site would develop under R-l requirements
which would have yielded 19 dwelling units. For this reason, no additional or special conditions
need to be added to the proposed project to ensure compliance with the adopted growth
management standards. The project requires that 7 units be taken from the excess dwelling unit
bank.
Table G: GROWTH MANAGEMENT COMPLIANCE TABLE
STANDARD
City Administration
Library
Waste Water Treatment
Parks
Drainage
Circulation
Fire
Open Space
Schools
Sewer Collection System
Water
IMPACTS
59.10sf
31.52sf
n/a
n/a
n/a
162ADT
Stations No. 1 & 3
n/a
CUSD
17EDU
3,740 GPD
COMPLIANCE
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
The proposed project is 7 units above the Growth Management dwelling unit allowance.
V. ENVIRONMENTAL REVIEW
The proposed project has been reviewed pursuant to the California Environmental Quality Act
(CEQA). The general scope of this project was analyze in MEIR 93-01 for which a Statement of
Overriding Consideration was adopted relative to cumulative regional impacts to circulation and
air quality. Other than those identified regional impacts, it has been determined that the impacts
peculiar to this project will not result in any significant environmental impacts. Therefore, a
Negative Declaration was issued by the Planning Director on April 3, 1998.
ATTACHMENTS:
1. Planning Commission Resolution No. 4273
2. Planning Commission Resolution No. 4274
3. Planning Commission Resolution No. 4275
4. Planning Commission Resolution No. 4276
5. Location Map
6. Background Data Sheet
7. Local Facilities Impact Assessment Form
8. Disclosure Statement
9. Full Size Exhibits "A" - "H" dated July 1, 1998
EB:kc:mh
JEFFERSON/CHINQUAPIN
PROJECTS
CT 96-08/SDP 97-22/CDP 97-04
BACKGROUND DATA SHEET
CASE NO: CT 96-08/SDP 97-22/CDP 97-04
CASE NAME: Jefferson/Chinquapin Project
APPLICANT: Jan Kalicki
REQUEST AND LOCATION: 15-lot/17-unit residential subdivision
LEGAL DESCRIPTION: A portion of Tract 232 of Thum Lands, in the City of Carlsbad.
County of San Diego, according to Map 1681. filed in the Office of the County Recorder of said
County 12/9/15
APN: 206-041-2000 Acres: 3.4 Proposed No. of Lots/Units: 15 lots/17 units
GENERAL PLAN AND ZONING
Land Use Designation: RLM
Density Allowed: 0-4 (3.2) du/ac Density Proposed: 5.0 du/ac
Existing Zone: R-1-7.500 Proposed Zone: n/a
Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning
Requirements)
Zoning Land Use
Site R-1-7,500 undeveloped
North R-1-7,500 single family residential
South R-l single family residential
East R-l-7,500 single family residential
West R-l-7,500 single family residential
PUBLIC FACILITIES
School District: CUSP Water District: CMWD Sewer District: Carlsbad
Equivalent Dwelling Units (Sewer Capacity): 17EDU
Public Facilities Fee Agreement, dated: August 1.1996
ENVIRONMENTAL IMPACT ASSESSMENT
Negative Declaration, issued April 3, 1998
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: Jefferson/Chinquapin Project - CT 96-08/SDP 97-22/CDP 97-04
LOCAL FACILITY MANAGEMENT ZONE: 1 GENERAL PLAN: RLM
ZONING: R-1-7.500
DEVELOPER'S NAME: Jan Kalicki
ADDRESS: 262 Camino Calafia. San Marcos. CA. 92069
PHONE NO.: (760) 591-9464 ASSESSOR'S PARCEL NO.: 206-041-2000
QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 3.4 ac
ESTIMATED COMPLETION DATE:
A.
B.
C.
D.
E.
City Administrative Facilities:
Library:
Demand in Square Footage = 59.10
Demand in Square Footage = 31.52
n/a
n/a
n/a
BBA
F.
G.
H.
I.
J.
Wastewater Treatment Capacity (Calculate with J. Sewer)
Park: Demand in Acreage =
Drainage: Demand in CFS =
Identify Drainage Basin =
(Identify master plan facilities on site plan)
Circulation: Demand in ADT =
(Identify Trip Distribution on site plan)
Fire: Served by Fire Station No. = 1 & 3
162
K.
L.
Open Space: Acreage Provided =
Schools:
(Demands to be determined by staff)
Sewer: Demands in EDU
Identify Sub Basin =
(Identify trunk line(s) impacted on site plan)
Water: Demand in GPD =
n/a
CUSD
17
3.740
The project is 7 units above 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, firm, 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 publiclv-owned corporation, include the
names, titles, and addresses of the corporate officers. (A separate page may be attached if
necessary.)
lPerson
Title
. / ^
r ^^ I Corp/Part
Title
Address
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 publiclv-
owned corporation, include the names, titles, and addresses of the corporate officers. (A separate
page may be attached if necessary.)
PersoiJlM j
Title . Title
ddress
2075 Las Palmas Dr. - Carlsbad, CA 92OO9-1576 • (76O) 438-1161 - FAX (76O) 438-O894
Have you had mor<( nan $250 worth of business transt jd with any member ot
City staff. Boards, *- emissions, Committees and/or Coi ~ ' within the past twelve
(12) months?
| | Yes [x"l No If yes, please indicate person(s):
Person is defined as 'Any individual, firm, co-partnership, joint venture, association, social club,
fraternal organization, corporation, estate, trust, receiver, syndicate, 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." ,.-'
NOTE:en additional sheet
-Signature of-owner/d'ate gnature of applicant/date
Jan Kalicki & Lindy Kalicki
Print or type name of owner
Jan Kalicki & Lindy Kalicki
Print or type name of applicant
Disclosure Statement 10/96 Page 2 of 2