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Home My WebLink About2020-11-03; City Council; ; Consideration of a mixed-use, density bonus development project consisting of 294 residential units and 10,000 square feet of specialty commercial uses on 20.65 acres at (7)Marja Acres Jeff Murphy, Community Development Director Tom Frank, Transportation Director November 3, 2020 Location Map 2 3 Aerial Map Marja Acres CT 16-07/PUD 16-09/PUD 2018-0007/ SOP 2018-0001/CDP 16-33/HDP 16-02/ SUP 16-02/EIR 2017-0001 (DEV16038) 9 0 65 130 260 390 - Project Information 4 •Mixed-Use Development Project –294 Residential units •248 market-rate units •46 lower income senior units •Specialty Commercial space (10,000 square feet) •Senior apartment building –One (1) two-bedroom/one bath unit (757 s.f.) –45 one-bedroom/one bath units (524 –545 s.f.) •Deed-restricted for 55 years •100% Affordable to seniors 55 and over –37 Very-Low Income Units –9 Low-Income Units 5 Project Information Site Plan 6 AFFORDASLE SENIOR APARTMENTS CAFE/RESTAURANT URSAN FARM NEIGi:I-IBOR!-100D RETAIL POCKET FARK VILLAGE GREEN FLAY STRUCTURES 7 STOREFRONT WOW Archltactura+Planning !:~~ 12~~n Karman Ave, =.:·s~~;;:14 ktav.com BOARD FORM SIDING New Urban West, Inc 16935 W. Bernardo Dr. Ste. 260 San Diego, CA 92127 / ..• ~ ,11 11111- GOOSENECK WALL LIGHTS .----J Marja Acres Carlsbad.CA AFFORDABLE SENIOR APARTMENTS SCALE: NTS AC 1.3 VIGNETTES 8 New Urban West, Inc 16935W.BernardoDr.Ste.260 ~~ ?~iego, CA Marja Acres Carlsbad.CA RESTAURANT PERSPECTIVE SCALE: NTS 9 Archltactura+Plannlng ~~f~ 12~~n Karman Ave, ~~~.:S~~;;: 14 ktav.com New Urban West, Inc 16935W.BernardoDr.Ste.260 San Diego, CA 92127 Marja Acres Carlsbad,CA 6-PLEX (SMALL) PERSPECTIVE SCALE: NTS AB 1.0 10 Archltactura+Plannlng i~f~ 12~~n Karman Ave, ~;.:·s~~ff:14 kmv.com New Urban West, Inc 16935W.BernardoDr.Ste.260 San Diego.CA 92127 Marja Acres Carlsbad,CA 4-PLEX (LARGE) PERSPECTIVE SCALE: NTS •GC §65915-65918 •Density Bonus Application –224 base density units –80 density bonus units (70 proposed) –304 total allowed units (294 proposed) •45 units must be affordable (46 proposed) •Requested incentives and waivers 11 State Density Bonus Law State Density Bonus Law •Requested Waivers/Reductions –Residential not secondary to commercial for mixed use –Reduction of townhome parkway and sidewalk width –Waive 10’ townhome setback from private street –Waive 10,000 cubic yard grading volume standard –Waive 6-foot vertical retaining wall height standard –Waive maximum El Camino Real Corridor cut and fill standards •Requested Incentive/Concession –Allocation of 158 dwelling units and allow horizontal mixed use 12 State Housing Accountability Act •GC §65589.5(j)(1) states cities shall not disapprove a 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 or safety, or there is no feasible method to satisfactorily mitigate or avoid such adverse impact 13 Project Issues and Concerns •Not enough affordable units •Lacking visitor parking •Restrict short-term rentals •Soil contamination and dust •Transportation/Mobility 14 Number of Affordable Units 15 •City did not accept original project’s 15 ADUs of the 50 affordable units, so only proposed 35 units •Project provides 46 senior affordable apartments, more than original project •Exceeds the number required to meet density bonus and inclusionary housing requirements Visitor Parking 16 •The project provides 101 visitor parking spaces for the townhomes -70% more than city code requires •Visitor parking also provided for affordable senior apartments -city codes require none •Project conditioned that all parking spaces in townhome two-car garages, on-street and in parking lots are to be used for parking only Short-Term Rentals 17 •Conditions require parking spaces to only be used for parking –addresses conversion concern •Coastal zone allows short term vacation rentals -city cannot legally prohibit •Developer offered to restrict them in CC&Rs Soil Contamination and Dust 18 •All applicable Phase I guidelines were followed •Will follow all required fugitive dust reduction measures •Fuel line in El Camino Real abandoned and purged in 1987 -no record of incidents or leaks Soil Contamination and Dust 19 •Applicant has offered to impose a condition to conduct additional testing prior to grading A.11-l.l,."1..,utlC.-lml.Wk,n-&S>1=llP --~ ~!.":'f2010 P,p? 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I £:o,uonmemal S.t,A,s,umnd("\JpdatrdPluw nto ib, DlrKl<>r ofCcttm11llUIJ· O.-.·,k,pmn11 for ,n,n,-md appro,.·al Th, Updo~ Ph.IS<' I ,h,Jlq,ocilicallyudud,tbrfollow1113 Amuu.mun,ofJO~mdS""""'°'"""""'i.,.wni,,,,,u..c,...i andi,,.,,db)•an,n,~proi,,s;,onalm=on!.u>~W!lh A~TMEm7-1Jguidi:lmoo; A&lilwlwsotl,ampiesr.hallt,,ooll"'1ed1nmylocat1C11"-hme p,Sll<ld,o.-,re,«ndcriut•; A&lilwlw ootl Y.e>ple, illalJ t,, colltd..t m Lhe dnpbDn of mi· l'R'- 1978 builduig ("'-'1l!q! Ol form«ly doa>olnbed): and ll>tsoil~lffcollo,;t,dos~ofLhe"'l'pl•mectlall'hl«Jshallt,, i...!edforponqu.u IflboUpd,1edl'hawldtmo1011n1.,lhotlbopo)'Clroa:,pll<-,">1ball1ppbc:1bl, n:sideau-llsc:,HlllD!lhf.-.bol<h.110Mtbtrwod:sha!Jt,,reqwred. IfU..Up:jat<,d Pb-I~• Rtto~ fo,"lroomelllal Coodittoa. O.-,.,¥tba!l?q,u,• ~~~=~IDA=~~•) andm,plemeal oil B,,e,:1.,.,. tbrabo\,ep,opo;,dcondiOOD. ,.., t,,li.,,., myO<ttstmdm,1;1'"""' "!ardmg lbt OX1'1mgl'r0jecl 111,·, coodraoa 11,,.,bHacomplttdy md llwougbly oddrH...:l n.. l'fo)'CISlle do..no1po,,opole<>lwDl!fillic.,...,,uoommi.i,mpartandtbeUp:!,t,,dPh>,.[willconl'inn-111bJ,ct101Ulfsr.,,,ew ad "Pf"O"al-lhltfatt?lcr!Ol~Cfl gr,dmgponmt Transportation & Mobility •TIA Guidelines not being followed –Scoping agreement –How vehicle trips calculated –Inconsistent application relative to CEQA •Incorrect application of Transportation Impact Fees •No signalized intersections at entries •Congestion due to U-turns at intersections •Insufficient mitigation 20 Transportation & Mobility Scoping Agreement •Done at beginning of review process •Establishes scope/approach of the traffic analysis •TIA Guidelines implemented April 2018 •Marja Acres filed application in 2016 •Not reasonable to require after 2-years of analysis •Project still required to comply with TIA standards 21 Transportation & Mobility Net Traffic Trips •Project driveway count results in “2,334 ADT” –Snap shot in time, taken from a single site –NOT a recognized method in the TIA Guidelines •SANDAG Trip Generation Rates results in “901 ADT” –Based on empirical data from several studies/reports –Preferred method in the TIA Guidelines 22 Transportation & Mobility Traffic Impact Fee •Higher ADT count results in higher impact fees •TIF is collected pursuant to city’s fee ordinance –Fee not based on project’s ADT analysis –Fee based on a table that assigns trip generating rate for specific land use types –Necessary to ensure consistency in fee collection 23 Transportation & Mobility California Environmental Quality Act (CEQA) •LOS versus VMT –TIA Guidelines versus SANTEC/ITE Guidelines •CEQA measures traffic based on VMT –Carlsbad VMT Guidelines –Project complies 24 Transportation & Mobility Signalized intersections at project entrance •Standards recommend 2,600’ spacing between lights •New signals would result in spacing of 1,067’ •Closely spaced intersections decrease capacity, increasing congestion and delay •Unsignalized intersection would be unsafe 25 Transportation & Mobility Impacts due to U-Turn •Project only allows right turn in/out of site •Ranch St. & Kelly Dr. impacted by U-turn •Analysis used higher ADT count •Project trips demonstrate adequate queuing storage •Signal timing being adjusted 26 Transportation & Mobility Traffic Mitigation •Bus stop trashcan & bench •Bike rack & repair station 27 Transportation & Mobility Traffic Mitigation •Bus stop trashcan & bench •Bike rack & repair station •2 deceleration lanes •Traffic signal controller •Subsidized rideshare program •Subsidized transit program 28 •Designated Trans. Coordinator •Participation in citywide TDM program •TDM monitoring and reporting requirements TOM FRANK Transportation Director Background •On October 20, 2020, City Council determined six facilities ‘deficient’ and directed the following: –Five facilities to be further analyzed and returned to the Traffic & Mobility Commission for further discussion –Exemption request for the sixth segment, El Camino Real between Tamarack Avenue & Cannon Road, to be considered as part of Marja Acres application 30 Requirements for Addressing Deficiencies Prior to Senate Bill 330, when a vehicle level of service was deficient, City Council could: 1.Adopt a plan to fund and build improvements to address the deficiency 2.Adopt a moratorium to prohibit development 3.Find the street facilities exempt from the vehicular Level of Service and implement Transportation Demand Management (TDM) and Transportation System Management (TSM) 31 After Senate Bill 330 After Senate Bill 330, when a vehicle level of service is deficient, City Council can: 1.Adopt a plan to fund and build improvements to address the deficiency 2.Find the street facilities exempt from the vehicular Level of Service and implement TDM and TSM 32 El Camino Real (ECR) Tamarack Ave to Cannon Rd Southbound Only 33 ..;r.~-----...-··1 " ,. .. ~··--·-U\l •-i ·--v-I r4,-' ff ! i 8i9, I -~ ., I ( '.l, L,~ ' Ar--'"""~-' \ ·--, \. '°'~!!!I"'-I \. ..... 1 '· ~ ~ ,.,.,.,.. '·-·-7 \ ~.. ------Ju , s #'° ~ ~ ------.. ,,, ! ,._," ~' 4 , -• -: ... ,.,,, Pl , !i;. ._\::::: .. · \ l / $\ ~ . ' "" " ' \. -~~~ ',; i ~----;-----I'\ .._,,,..._ ---.... : : .;;~"'~ I ! L, -_LL;:llel:e--n~sow, \,A·----··"t / r• r1 --C t.~---,____, I --D • "•-,••-•"'--' --E -F ■ ■ • • Roadway E><empt CJ Car1sbad Boundanes 0 5 2 Mlleo N 34 Third Party Review •Extension of College Blvd is not funded at this time •The City Council can identify a street facility as built- out and exempt if it meets criteria from General Plan Policy 3-P.9 •With no feasible improvements identified, recommend the street facility as exempt 35 Recommendation That the City Council… 1)Adopt the resolution exempting southbound El Camino Real between Tamarack Avenue and Cannon Road from the GMP vehicular LOS performance standard 2)Adopt the resolution and permits, •Certifying the EIR and associated findings •Approving the permits/plans for the proposed project •Condition requiring additional soil testing as drafted in applicant’s Nov. 2,2020 letter 36 37 Prior to issuance of a grading pe1mit, Developer shall subn1it an updated and supple111ental Phase I Enviromnental Site Assessn1ent ("Updated Phase I") to the Director of Conu11unity Develop1nent for review and approval. The Updated Phase I shall specifically include the following: • A 111ini1nun1 of 30 borings and 8 c,01n posite sainples shall be collected and tested by an envirom11ental professional in accordance with ASTM E 1527-13 guidelines; • Additional soil sa111ples shall be collected in any location where pesticides were stored onsite; • Additional soil san1ples shall be collected in the drip lines of any pre- 1978 building ( existing or forn1erly den101ished); and • The soil san1p les collected as part of the supple111ental Phase I shall be tested for paraquat. If the Updated Phase I de1nonstrates that the project c01nplies with all applicable residential screening thresholds, no further work shall be required. If the Updated Phase I ide.ntifies a Recognized Enviromnental Condition, Developer shall prepare a Phase II Envirom11ental Site Assessment ("ESA") and i111ple111ent all reconnnendations included in the Phase II ESA. Marja Acres Jeff Murphy, Community Development Director Tom Frank, Transportation Director November 3, 2020 Back-Up Slides 39 Project Consistency •General Plan and R-15/GC GPLU •Density Bonus Ordinance and Inclusionary Housing •RD-M/C-2 Zoning and Planned Development Ordinances •Hillside Development Ordinance •Site Development Plan for Affordable and Senior Housing •Scenic Preservation Overlay Zone –El Camino Real •Subdivision Ordinance and Local Coastal Program •McClellan-Palomar Airport Land Use Compatibility Plan •Growth Management 40 Final EIR 2017-0001 •Draft EIR 2019 •Recirculated Draft EIR 2020 •Final EIR August 2020 •All impacts mitigated to a level below significant •CEQA Findings of Fact/Mitigation Monitoring & Reporting Program 41 Prepa,edkx Pfe(»(edby City or Caris~d HOR Englneenl'lg, Inc. 16nF11r11dayAvenue 591 Caminodel.aRejn3, Car1sbltd, CA9208a SanOie;;io,CA GMP Circulation •Southbound El Camino Real between Tamarack Avenue and Cannon Road •City Council determined segment is deficient on October 20, 2020 •Additional analysis already completed by the project for this segment, additional measures and features included •Meets criteria for exemption per General Plan Policy 3- P.9 42 Post Planning Commission Comments •Public comments raised potential environmental concerns after close of EIR public review comment periods •Appropriate to respond to these comments •Staff responses included with comments in staff report •All environmental issues adequately and appropriately addressed in the project analyses and EIR 43 Excess Dwelling Unit Bank •Allocation of 158 units from the Excess Dwelling Unit Bank (EDUB) •As of Aug. 31, 2020, the Northwest Quadrant had 646 total units available to be allocated –118 outside the Village, 528 within the Village area •Project will be allocated the remaining units outside the Village, plus units from the Village 44 Affordable Housing •General Plan Update required additional affordable units or deeper level of affordability for site •PC Resolution No. 7114 –15% of total units (44 units) affordable at 50% AMI instead of 80% AMI -equates to $51,222 monthly rents •Project provides 15.6% (46 units) affordable at 50% and 60% AMI -equates to $51,155 monthly rents •Benefit to low income households overall 45 Project Overview •Site Size –20.65 acres •Two parcels –one residential, one commercial •GPLU – R-15 Residential/General Commercial (GC) •Zoning –Residential Density –Multiple (RD-M) /General Commercial (C-2) •Within the Coastal Zone, appealable boundary •Lot Coverage –29.8% (residential zone) •Exemption of El Camino Real segment 46 Residential •Townhomes in buildings of four to eight units each •“Large” style with flat roofs, most with roof decks –Units are 1,912 –2,349 s.f. •“Small” style with pitched roofs –Units are 1,703 –1,734 s.f. •106 four-bedroom/2.5 or 4 bath units •142 three-bedroom/2.5 bath units 47 Density Bonus –Intent •Promote the construction of affordable housing •Implement goals, objectives and policies of the Housing Element •Implement California Government Code •Provide incentives to encourage developers to construct affordable housing 48 Density Bonus – Incentives/Concessions •Project is utilizing its two allowed incentives/concessions for: –Withdrawal of 158 units from the city’s Excess Dwelling Unit Bank (EDUB) –Mixed-use in separate buildings on commercial site instead of vertical within one building 49 Density Bonus – Waivers/Reductions •Project is utilizing six waivers/reductions for: –Waiver of the provision specified in CMC Section 21.28.015(C)(2) for residential uses to be secondary to primary commercial uses in the C-2 zone –Reduction of parkway width and sidewalk width standards in CMC Section 21.45.060 from 5 to 3.5 feet for parkways and from 5.5 to a minimum of 4 feet for sidewalks 50 Density Bonus – Waivers/Reductions –Waiver of the 10’ building setback requirement from private street in CMC Section 21.45.080 (Table E, Section E.5) to provide a 10’ landscaped buffer –Waiver of Hillside Development Ordinance 10,000 cubic yard grading volume standards in CMC Section 21.95.040(D)(2) 51 Density Bonus – Waivers/Reductions –Waiver of Hillside Development Ordinance maximum 6-foot vertical retaining wall height standard in CMC Section 21.95.140(C)(1) to allow over-height retaining walls –Waiver of maximum cut and fill standards in El Camino Real Corridor Development Standards Section IV(B) to allow cuts and fills greater than 10 feet 52 Residential Area 53 TYPICAL "SMALL TOWNS• W/ PITCHED ROOF. NO ROOF TOP DECKS. SEE / UNIT PLANS FOR PATIO SPACE REQUIREMENTS. , I I ' , l ROOF DECKS IN THIS AREA, TYP. SEE SHEET AB2.1 AND AB2.1.3 I PICAL FLAT ROOF WITi I~- ROOF DECK ACCESS HATCH LEGEND 6 HATCHING INDICATES ROOF DECKS. □ ~:~~H~~;d~D~~~~~~:::~~~.PER PRIVATE Parking •All townhomes: two-car garages, 496 spaces •Senior apartments: 38 carport spaces, 18 uncovered spaces on-site/on-street •Commercial: 60 spaces •Visitor parking: 101 parallel spaces both sides of interior loop street •3,034 Average Daily Trips (ADT) -net increase of 901 ADT above existing 2,133 ADT for on-site uses 54