HomeMy WebLinkAbout2023-02-01; Planning Commission; ; UPDATED PLANNING COMMISSION STAFF REPORT TEMPLATE (AGENDA ITEM NO. 2)Community Services Branch
Community Development Department
1635 Faraday Avenue | Carlsbad, CA 92008 | 442-339-5088 t
Planning Commission Memorandum
Feb. 1, 2023
To: Chairperson Merz and Members of the Planning Commission
From: Jeff Murphy, Community Development Director
Re: UPDATED PLANNING COMMISSION STAFF REPORT TEMPLATE
(AGENDA ITEM NO. 2)
The purpose of this memorandum is to present a revised Planning Commission staff report
template, as directed by the Planning Commission at their meeting on Oct. 19, 2022. If the Planning
Commission accepts the new staff report format, the updated template will be implemented
starting with the Planning Commission meeting on March 15, 2023
Background and Discussion
On July 6, 2022, the Planning Commission held a workshop which covered an array of different
topics and subjects involving the roles and functions of the Planning Commission. As part of that
meeting, staff discussed the purpose, format, and content of staff reports. Following discussions,
the Planning Commission provided direction to staff to return at a future meeting date and
facilitate a discussion on ways to improve the layout of the current staff report template.
On Oct. 19, 2022, city staff presented staff report examples from nearby cities and developed three
possible options for a new staff report template. After discussion, the Planning Commission
provided direction to further develop one of the options (Option 3), with aerial exhibits, General
Plan/Zoning vicinity maps, and information that would be relevant to better inform decision-
making, such as a section on how or if inclusionary housing, applicable state laws, and design
review were relevant.
In response, staff developed a final Planning Commission staff report template, which is provided
as Exhibit 1. If the Planning Commission accepts and confirms the final changes described herein,
the updated template will be utilized for new meeting business starting with the meeting on
March 15, 2023.
Exhibits: 1. Option 3, as revised
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{city of
Carlsbad
Meeting Date: Date
To: Planning Commission
Staff Contact: Name, title; phone number and email address
Subject: Project name and short statement (i.e., Jackson Mixed Use; a request to replace
two existing single-family homes with a three-story, four-unit multi-family
complex and a two-story office building)
Location: Address/APNs/District #
Case Numbers: List all application numbers (i.e., SDP2021-0014, DEV2020-0116)
Applicant/Representative: Name, phone numbers and email addresses
CEQA Determination: ☐Not a Project ☐ Exempt ☐ IS/ND or IS/MND ☐ EIR
☐Other:
CEQA Status: ☐The environmental assessment IS on the Agenda for discussion
☐A CEQA determination was already issued. That decision is final and
IS NOT on the Agenda
Commission Action: ☐Decision ☐ Recommendation to City Council ☐ Informational (No Action)
Recommended Actions
This should be staff’s recommendation along with what the Commission along with what the recommended
action for the Commission is (insert)
Existing Conditions & Project Description
Existing Setting
Short paragraph describing site condition…Sample:
The subject site consists of two legal parcels totaling
0.32 acres, located at 2754 and 2770 Jefferson Street
(Exhibit 1). The first address contains an existing
two-bedroom, one bath single-family home while
the second address contains a three-bedroom, two
bath single-family home. Both homes were
constructed sometime in the 1940s. The parcels are
relatively flat with personal landscaping largely
consisting of varying shrubs and trees. The subject
site is bordered on three sides by existing multi-
family homes and commercial uses to the west.
Site Map
Exhibit 1
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PLANNING COMMISSION
Staff Report
Table “A” below includes the General Plan designations, zoning and current land uses of the subject site and
surrounding properties.
TABLE A – SITE AND SURROUNDING LAND USE
Location General Plan Designation Zoning Designation Current Land Use
Site
North
South
East
West
General Plan Designation Zoning Designation
Proposed Project
Summarize the project; utilize bullets and short paragraphs. For example:
The applicant proposes to demolish the existing two single-family homes and construct two detached new
structures: 1) a multi-family residential building; and 2) an office building.
•Residential building
A 9,802 square foot, three-story, four-unit residential attached condominium townhome development
will be constructed near the northern portion of the property. The floor plans will vary in size (1,905 to
2,076 square feet, excluding the garages), but each unit will include three bedrooms, three-and-one-
half bathrooms, enclosed two-car garage, balconies on the second and third floors, and rear yard areas
on the ground floor. These private recreational areas will range in size from 352 to 860 square feet. A
shared driveway from Jefferson Street will access the complex and two on-site visitor parking spaces
will be provided. The architectural design is characterized as a beach cottage design.
•Commercial Building
A two-story 897 square foot office complex, which will be located near the front of the parcel, facing
Jefferson Street. The office complex will include three on-site parking spaces located to the rear of the
building. The architectural design can best be characterized as a beach cottage design.
The proposed lot would be held in common interest divided between the four residential condominiums, single
office building, and common areas. The common areas include, but are not limited to, the private drive aisle and
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landscaped areas. Grading for the proposed improvements and uses are very minor, consisting of 202 cubic
yards of cut, 80 cubic yards of fill and 122 cubic yards of export. Project plans are attached to the staff report
(Exhibit 6). The improvements and uses described above are hereinafter referred to as “Project.”
Public Outreach & Comment
Include all relevant outreach. For example:
Public notice of the proposed Project was mailed on Dec. 15, 2021 to property owners within 600 feet of the
subject property (279 total property owners notified). Additionally, the Project is subject to City Council Policy
No. 84 (Development Project Public Involvement Policy). As such, an Enhanced Stakeholder Outreach was held
at the Carlsbad Senior Center on Dec. 28, 2021, where the applicant provided an overview of the proposed
Project and listened to comments and concerns raised by attendants.
One adjacent property owner attended the outreach meeting and raised concerns regarding the proposed
shared perimeter wall and the adequacy of the line of sight for the Project’s driveway and inquired about the
possibility of undergrounding the street utilities. No other comments were received during this public outreach
effort.
Response to Public Comment & Project Issues
Provide an explanation on how comments/concerns were addressed. For example:
The applicant and the adject resident met and agreed to the construction of a masonry perimeter wall that
would be 42-inches-tall within the front yard setback and six-feet-tall within the sides and rear yards. This
addressed the resident’s wall design and site distance concerns, and the changes are reflected in the project
drawings included in this staff report. Furthermore, the overhead wires serving the proposed Project would be
placed underground; however, pursuant to CMC section 20.16.040(D), the existing power poles in front of the
project are not required to be undergrounded or removed, as the half-street section abutting the Project site
spans less than 600 feet. Therefore, the project would not underground or remove the two existing power poles
in front of the property.
All other project issues raised during the review process have been addressed either through design
modifications or as conditions of approval, which are reflected in the draft Planning Commission resolutions.
Project Analysis
General Plan Consistency
The City of Carlsbad General Plan includes several goals and policies that guide development and land use
within the city. A discussion of how the project is consistent with the applicable General Plan policies is
summarized in Attachment #.
Municipal Code Consistency
The City of Carlsbad Municipal Code, most notably Tile 21 Zoning Code, includes requirements and provisions
that guide development and land use within the city, consistent with the General Plan. Specific compliance with
these relevant requirements is described in Attachment #
Local Coastal Program Consistency
The project site is in the Coastal Zone and requires a Coastal Development Permit. The project complies with the
Local Coastal Program, including all goals and policies of the General Plan and all zoning code standards, as
referenced above.
[insert name] Master Plan
The subject property is located within the boundaries of the [insert name] Master Plan, which provides specific
development standards for new growth and development. Specific compliance with these relevant standards is
described in Attachment #.
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State Density Bonus
Sample: The applicant is seeking an increase in the allowable density of the project under Government Code
Section 65915, the state density bonus law. This law allows a developer to increase the density on a property
above the maximum limit set by a city’s general plan in exchange for reserving a certain number of the new
dwelling units as affordable or other qualifying housing for at least 55 years. Developers can also have
development standards waived or revised when such deviations are needed to achieve the density allowed
under state law.1 The 0.32-acre site has a land use designation of Village-Barrio, which allows for 35 dwelling
units per acre. This results in a maximum base density of 11.2 units (0.32 acres multiplied by 35 units per acre),
which rounds up to 12 units for this site. The applicant is requesting the maximum density bonus allowed under
state law, 35%, for a total of 16.2 units (12 units multiplied by 35%), which rounds up to 17 total units. In
exchange for a 35% density bonus, the applicant is required to designate 20% of the 12 base density units as
affordable, which results in 2.4 low-income units (12 units multiplied by 20%). This rounds up to three units.
With 17 units, the proposed project would have a density of 53 dwelling units per acre. The applicant is not
requesting any incentives, concessions, or waivers as part of the density bonus request (if requested, list out
each as sub-bullets).
Inclusionary Housing Ordinance
Sample: The project is required to comply with the city’s inclusionary housing ordinance, which is intended to
ensure that all residential development provides a range of housing opportunities for all economic segments of
the population, including households of lower and moderate income.2 According to city code, projects are
required to provide 15% of their total units as affordable to low-income households. For this project, a total of
2.5 inclusionary units are required (15% multiplied by 17 total units), which rounds up to three units. These
three low-income units required under state density bonus will also satisfy the affordable housing requirements
of the city’s inclusionary housing ordinance under the terms of Carlsbad Municipal Code Section 21.85.040 -
Affordable housing standards.
Housing Crisis Act of 2019 (HCA)
This project is subject to California Government Code Section 65589.5(j)(1), which states when a proposed
housing development project complies with the applicable, objective general plan, zoning, and subdivision
standards and criteria that were in effect at the time that the application was deemed complete, cities shall not
disapprove the project or impose a condition requiring lower density unless the city finds based on a
preponderance of evidence that the project would have a specific, adverse impact on public health and safety,
or there is no feasible method to satisfactorily mitigate or avoid such adverse impact. A “specific, adverse
impact” means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written
public health or safety standards, policies, or conditions as they existed on the date the application was deemed
complete; and there is no feasible method to satisfactorily mitigate or avoid the adverse impact, other than the
disapproval of the project or the approval of the project upon the condition that it be developed at a lower
density.
Discretionary Actions & Findings
Sample: The proposed Project requires approval of certain legislative changes (General Plan Amendment and
Zone Change) as well as several permit types (Tentative Tract Map, Planned Development, Non-Residential
Planned Development, and Site Development), each of which is discussed below.
General Plan Amendment (GPA 2021-0004)
An amendment to the General Plan Land Use Map is necessary to change the land use designation for 2754
Jefferson Street from R-15 Residential to R-15/O Residential/Office. The current designation for 2770 Jefferson
Street (R-15/O Residential/Office) would remain unchanged. Approval of this amendment would allow for the
1 Refer to Attachment # for an info-bulletin that provides more information on how the state law works.
2 Refer to Attachment # for an info-bulletin that provides more information on how the Inclusionary Housing Ordinance works.
Item #2 Page 5 of 7
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office and residential use to be developed on one lot with a single land use designation. Table “B” below lists
the existing and proposed land use designation changes. The proposed land use amendment would allow for the
office and residential use to be developed on one lot and ensures both parcels have the same land use
designation.
TABLE B – EXISTING AND PROPOSED GENERAL PLAN LAND USE DESIGNATIONS
Address Existing Land Use Proposed Land Use
2770 Jefferson Street GP Land Use: R-15/O No Change
2754 Jefferson Street GP Land Use: R-15 GP Land Use: R-15/O
A map of the existing and proposed land use changes is provided in the attached resolution (Exhibit 2). Based on
a detailed analysis, staff finds that the required findings for this application can be met, as reflected in the attached
resolution (Attachment #).
Zone Change (ZC 2021-0003)
An amendment to the Zoning Map is necessary to change the zoning designation for 2754 Jefferson Street from
Residential Density-Medium (RD-M) to Residential Professional – Qualified Development Overlay (R-P-Q). The
current designation for 2770 Jefferson Street (R-P-Q) would remain unchanged. Approval of this amendment
would be consistent with the proposed GPA and allows for the Project to comply with the land use and
development standards of one zoning designation.
Table “C” below lists the existing and proposed zoning district changes.
TABLE C – EXISTING AND PROPOSED ZONING DISTRICTS
Address Existing Land Use & Zoning Proposed Land Use & Zoning
2770 Jefferson Street Zone: R-P-Q No Change
2754 Jefferson Street Zone: RD-M Zone: R-P-Q
A map of the existing and proposed zoning districts is provided in the attached resolution (Exhibit 2). Based on a
detailed analysis, staff finds that the required findings for this application can be met, as reflected in the attached
resolution (Attachment #).
Tentative Tract Map (CT 2021-0001)
Approval of a Tentative Tract Map is necessary to merge the two parcels into a single lot, which will help simplify
ownership of the air-space condominiums, office building, and common areas. Based on a detailed analysis, staff
finds that the required findings for this application can be met (Attachment #).
Planned Development Permit (PUD 2021-0004)
Approval of a Planned Development Permit (PDP) is necessary to show how the condominium townhomes comply
with established standards relative to architectural design, lot coverage, height, building setbacks, residential
parking, and private recreational space. Staff finds that the required findings for this application can be met
(Attachment #).
Non-Residential Planned Development Permit (PUD 2022-0002)
Approval of a Non-Residential Planned Development Permit is necessary to show how the office building complies
with established development standards relative to lot size and configuration and community compatibility. Staff
finds that the required findings for this application can be met (Attachment #).
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Site Development Plan (SDP 2021-0014)
Approval of a Site Development Permit (SDP) is required to ensure that that site layout, configuration, and site
development standards comply with all relevant city standards. (CMC §21.06.030.) Staff finds that the required
findings for this application can be met (Attachment #).
Environmental Review
In accordance with the California Environmental Quality Act (CEQA) and CEQA Guidelines, a Program
Environmental Impact Report (PEIR), State Clearinghouse No. 2011011004 (EIR 13-02), was certified as complete
on Sept. 22, 2015 by the City Council for the Comprehensive General Plan Update. The General Plan Update PEIR
evaluated all land development proposed through the application of policies, regulations, and as logical parts of a
long-term plan. Pursuant to CEQA Guidelines section 15168, the request to construct four residential air-space
condominium units and an office building is within the scope of the of the previously certified PEIR. The effects of
the Project were examined in the PEIR, and all feasible mitigation measures and alternatives developed in the
PEIR adequately address the anticipated adverse effects of the Project. Staff has found that an Addendum to the
PEIR is appropriate pursuant to CEQA Guidelines section 15164 because only minor changes and additions to the
Final PEIR are necessary to address the Project changes and no circumstances exist calling for the preparation of
a subsequent or supplemental PEIR pursuant to CEQA Guidelines sections 15162 and 15163. Refer to the attached
resolution for additional support and justification (Attachment #).
Conclusion
Considering the information above and in the referenced attachments, staff has found that the proposed Project
is consistent with all applicable policies of the General Plan and Local Coastal Program, provisions of the Municipal
Code and Local Facility Management Zone. All required public improvement and utilities are available to serve the
proposed development. In addition, there are no environmental issues associated with the Project.
The Project is conditioned to ensure the proposed Project’s compatibility with the surrounding properties and
that the public health, safety, and welfare of the community are maintained. The Project would be required to
comply with all applicable California Building Standards Codes and engineering standards through the standard
building permit and civil improvement plan checking process. Staff recommends the Planning Commission adopt
the resolutions, recommending approval of the proposed Project described in this staff report.
Exhibits
1. XXX
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