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HomeMy WebLinkAbout2002-12-04; Planning Commission; ; CT 01-12 - RIVA GARDENSo o rhe City of Garlsbad Planning Departmeui A REPORT TO THE PLANNING COMMISSION Item No. (5) P.C. AGENDA OF: December 4,2002 Application complete date: July 28, 2001 Project Planner: Michael Grim Project Engineer: Jeremy Riddle SUBJECT: CT 01-12 - RIVA GARDENS - Request for a Tentative Tract Map to allow the subdivision of tw^o parcels totaling 1.14 acres into five single-family lots, including two panhandle lots, on property generally located at the northwest comer of Adams Street and Chestnut Avenue, in Local Facilities Management Zone 1. L RECOMMENDATION That the Plarming Commission ADOPT Plaiming Commission Resolution No. 5317, RECOMMENDING APPROVAL of Tentative Tract Map CT 01-12, based upon the findings and subject to the conditions contained therein. IL INTRODUCTION The proposal involves the in-fiU subdivision of two existing lots totaling 1.14 acres into five single-family lots, including two panhandle lots. A Tentative Tract Map is required to subdivide the property. All subdivisions proposing panhandle lots must be reviewed and approved by the City Council, regardless of size. The project meets all applicable regulations and staff has no issues with the proposal. IIL PROJECT DESCRIPTION AND BACKGROUND Joseph and Nadja Spano are requesting approval of a Tentative Tract Map to subdivide two existing residential properties into five single-family parcels. The project site is located at the northwest comer of Chestnut Avenue and Adams Street and is comprised of a 0.55 acre parcel and a 0.59 acre parcel. The project site is designated Residential Low Medium (RLM) in the City's General Plan and is zoned One-Family Residential (R-1) with a minimum lot size of 7,500 square feet. The property is bound by Adams Street to the east and Chestnut Avenue to the south. Across those streets, as well as to the north ofthe project site, is single-family residential development. To the west is vacant residentially designated property currently under agriculture. Each of the two existing parcels contains a single-family home, which are proposed to remain after the subdivision. The rear yards of each home are currently used for open field agriculture. The proposed subdivision would create five lots, ranging is size from 8,144 square feet to 10,000 square feet. Two of these lots would be panhandle lots, taking access off of Adams Street via a shared paved driveway. The two existing homes would keep their access off of Adams Street and the remaining lot would be accessed off of Chestnut Avenue. No grading would be needed to develop the subdivision and all utilities needed to serve the proposed lots are in place. No CTOl-12-RIVA GARDENS December 4, 2002 Page 2 additional homes are proposed with the subdivision at this time, therefore no homes or future utility connections are shovm on the tentative map. The proposed subdivision would be compatible with the surrounding residential uses. Due to the proximity to the Interstate 5 fireeway, a six-foot high solid noise attenuation wall would be needed along the westerly subdivision boundary to reduce the noise levels. A standard noise notice will also be recorded on the properties. As discussed below, the project complies with all applicable regulations and staff has no issues with the proposed subdivision. The Riva Gardens project is subject to the following regulations: A. General Plan; B. One-Family Residential Zone (Chapter 21.10 of the Zoning Ordinance); C. Subdivision Ordinance (Title 20 ofthe Carlsbad Municipal Code); D. Inclusionary Housing Ordinance (Chapter 21.85 ofthe Zoning Ordinance); E. Growth Management Ordinance (Chapter 21.90 of the Zoning Ordinance); F. Zone 1 Local Facilities Management Plan. IV. ANALYSIS The recommendation for approval of this project was developed by analyzing the project's consistency with the applicable policies and regulations listed above. The following analysis section discusses compliance with each of these regulations/policies utilizing both text and tables. A. General Plan The Riva Gardens residential subdivision proposal is consistent with the applicable policies and programs of the General Plan. Particularly relevant to the residential development request are the Land Use, Circulation, Housing, Noise, and Public Safety elements. Table 1 below indicates how the project complies with these particular elements of the General Plan. TABLE 1 - GENERAL PLAN COMPLIANCE Element Use Classification, Goal, Objective or Program Proposed Use and Improvements Compliance Land Use Site is designated for low- medium (RLM) density residential development and Section II.C.l ofthe Land Use Element allows for up to five (5) dwelling units per acre. Proposed density of 4.41 dwelling units per acre is within the density range allowed through Section II.C.l. Yes CT 01-12-RIVA GARDE December 4, 2002 Page 3 Ss TABLE 1 - GENERAL PLAN COMPLIANCE Element Use Classification, Goal, Objective or Program Proposed Use and Improvements Compliance Circulation Use good road design to minimize the number of intersections and other conflicting fraffic movements. Project proposes to close two driveways and relinquishment of access rights on Chestnut Avenue to reduce the number of conflicts and intersections on Chestnut. Yes Housing Require all subdivisions of fewer than seven (7) units to pay an affordable housing in-lieu fee. Project is conditioned to pay the affordable housing in-lieu fee at time of building permit issuance. Yes Noise Enforce the City policy that 60 dBA CNEL is the maximum exterior noise level for residential units. The project is conditioned to provide a six-foot high noise attenuation wall along the westerly boundary to reduce the noise levels, in accordance with an applicant submitted noise analysis. Yes Public Safety Enforce the Uniform Building and Fire Codes adopted by the City to provide fire protection standards for all existing and proposed structures. Project is conditioned to provide fire sprinklers for Lot No. 4 due to the distance between the future structure and the access off of Adams Sfreet. Yes Given the above, the proposed Riva Gardens residential subdivision is consistent with the applicable portions of the General Plan. B. One Family Residential Zone The Riva Gardens site is zoned One Family Residential (R-1) and therefore is subject to the provisions contained in Chapter 21.10 of the Zoning Ordinance. Table 2 below describes the project's conformance with those provisions. TABLE 2 - R-1 ZONING COMPLIANCE Standard Proposed Compliance Minimun Lot Area: The minimum lot area is 7,500 square feet. For panhandle lots, the minimum lot area is 8,000 square feet exclusive ofthe access portion ofthe lot. The proposed standard lots measure at least 8,000 square feet and the proposed panhandle lots, excluding the access portion, measure a minimum of 8,230 square feet. Yes Front Yard Setback: The minimum front yard is 20 feet. The two existing homes would maintain a minimum front yard setback of 29 feet. Yes CT 01-12 - RIVA GARDE December 4, 2002 Page 4 ^S TABLE 2 - R-1 ZONING COMPLIANCE Standard Proposed Compliance Side Yard Setback: A minimum of ten percent ofthe lot width for intemal property lines and a minimum of ten feet for sfreet side yard setbacks. The existing homes would maintain an intemal side yard setback of more than ten percent ofthe proposed lot width and a sfreet side yard setback of over ten feet. Yes Rear Yard Setback: A minimum of twenty percent ofthe lot width. The existing homes would maintain a rear yard setback of more than twenty percent ofthe proposed lot width. Yes Lot Width: A minimum of 60 feet, as measured at the street frontage for standard lots and at the rear of the access portion for panhandle lots. All proposed standard lots have a lot width of at least 70 feet and the proposed panhandle lots have a lot width of at least 95 feet. Yes Lot Coverage: A maximum of 40 percent. The two proposed lots with existing homes would have lot coverages of 12.5 and 13.2 percent. Yes Panhandle Access Width: For dual panhandle lots with a shared driveway, each access portion must be a minimum of 15 feet wide. Both proposed panhandle lots have access portions of at least 15 feet wide with a proposed shared access driveway of 20 feet wide. Yes Given the above, the proposed Riva Gardens subdivision is consistent with the requirements of the R-1 zone. Chapter 21.10 of the Zoning Ordinance. C. Subdivision Ordinance Since the Riva Gardens proposal involves the subdivision of land, the proposal is subject to the regulations of Title 20, the Subdivision Ordinance. Chapter 20.16 ofthe Subdivision Ordinance addresses the requirements for a major subdivision, that being a subdivision that creates more than four parcels. These requirements mostly deal with providing the drainage, sewerage and circulation dedications and improvements needed to serve the subdivision. There are also requirements conceming consistency with Title 21, the Zoning Ordinance, which is addressed in the other sections of this staff report. The proposed Riva Gardens residential subdivision would provide all necessary facilities prior to, or concurrent with, constmction. The hydrology report, submitted by the applicant, indicates that all mnoff can be controlled on site and conveyed into existing surface curb system within the public streets. There are also existing sewer lines within both Chestnut Avenue and Adams Street. The proposed lots would take access off of both Chestnut Avenue and Adams Street. No standards variances are needed to approve the project. Given the above, the proposed subdivision would provide all necessary facilities and improvements without producing land title conflicts, therefore the project is consistent with the Subdivision Ordinance. CT 01-12 - RIVA GARDENS December 4, 2002 Page 5 D. Inclusionary Housing Ordinance The proposed residential subdivision is subject to the provisions of the Inclusionary Housing Ordnance, Chapter 21.85 of the Zoning Ordinance. Since the project involves less than seven lots, it is eligible to satisfy its fair share of affordable housing through the payment of an affordable housing in-lieu fee. The project is conditioned to assess and collect the fee at the time of building permit issuance for the undeveloped lots. The existing lots, each with an existing single family home, would not be subject to the in-lieu fee. Given this requirement of the project, the Riva Gardens residential subdivision is consistent with the Inclusionary Housing Ordinance. E. Growth Management Ordinance The Riva Gardens residential subdivision is subject to the provisions of the Growth Management Program, as contained in Chapter 21.90 of the Zoning Ordinance. Since the proposed project exceeds the maximum density allowed by the Growth Management Control Point of 3.2 dwelling units per acre for the Residential Low Medium density designation, a withdrawal fi-om the excess dwelling unit bank is needed. The withdrawal of units fi-om the bank is regulated through City Council Policy 43. According to that policy, infill single family subdivisions that meet all development standards and where the proposed lot sizes will be equal or greater than adjacent subdivided properties are among the projects that are given first priority for the withdrawal of units from the bank. As of March 2001, there were 1,339 excess dwelling tmits in the Northwest Quadrant Dwelling Unit Bank, more than enough to fulfill this withdrawal. With regard to the facility requirements of the Growth Management Program, Table 3 below details the project's conformance with those standards. TABLE 3 - GROWTH MANAGEMENT COMPLIANCE Standard Impacts/Standards Compliance City Adminisfration 17.38 sqft Yes Library 9.271 sqft Yes Waste Water Treatment 5 EDU Yes Parks 0.035 acres Yes Drainage PLDAB Yes Circulation 50 ADT Yes Fire Station #1 Yes Open Space n/a Yes Schools Carlsbad Unified Yes Sewer Collection System 5 EDU Yes Water 1,100 GPD Yes The project is 1.4 units above the Growth Management Confrol Point. CT 01-12-RIVA GARDENS December 4, 2002 Page 6 F. Zone 1 Local Facilities Management Plan The project site lies within the Local Facilities Management Zone 1. There are no special conditions contained in the Zone 1 LFMP that apply to this residential subdivision. Once the proposed lots are developed, the developer will be required to pay the appropriate public facilities fee, water and sewer connection fees, traffic impact fees, and school fees. All facility improvements necessary to accommodate the development will be in place prior to, or concurrent with, development. Therefore, the Riva Gardens residential subdivision is consistent with the Zone 1 LFMP. V. ENVIRONMENTAL REVIEW The proposed five-lot subdivision over 1.14 acres qualifies as an in-fill development project pursuant to Section 15332 ofthe State CEQA Guidelines. As discussed above, the proposal is consistent with applicable General Plan policies and zoning regulations. The project is within the City limits, on a property of less than five acres, and would not result in any significant effects to traffic, noise, air quality or water quality. The project site has no value as habitat for endangered, rare or threatened species. In addition, the site can be adequately served by all required utilities and public services. Therefore, the project is exempt fi-om further environmental documentation; in making this determination, the Planning Director has fotmd that the exceptions listed in Section 15300.2 ofthe State CEQA Guidelines do not apply to this project. A Notice of Exemption will be filed upon final project determination. ATTACHMENTS: 1. Planning Commission Resolution No. 5317 2. Location Map 3. Disclosure Statement 4. Background Data Sheet 5. Local Facihties Impact Assessment 6. Exhibit "A", dated December 4,2002. SITE RIVA GARDENS CT 01-12 City of (Carlsbad Planning Department DISCLOSURE STATEMENT Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionaty 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 defmed as "Any individual, finn, co-partnership, joint venture, association, social club, fratemal 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 fmancial interest in the application. If the apphcant includes a corporation or partnership, include the names, title, addresses of all individuals owning more lhan 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.) Person .TOSKPH K. ,<^PATJn Corp/Part NADJA A. SPAITO Title 0\mm Title O^^NER Address?3^0 SPRUCE STREET«CARLSBAD Address 2390 SPRUCE STREET,CARLSBAD 2. 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.c, partnership, tenants in common, non-profit, coiporation, etc.). If the ownership includes a corporation or parmership. include the names, title, addresses of all individuals owning more than 10% ofthe 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.) Person JOSEPH E. SPANO Con)/Part WAD.TA A. SPANO Title OWNER Title O^ER Address 23^0 SPRUCE STREET,CARLS Address 23fO SPRUCE STREET,CARLSBAD 1635 Faraday Avenue • Carlsbad. CA 92008-7314 • (760) 602-46O0 • FAX (760) 602-8559 ^ NON-PRO FiTO RGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust, list the names and addresses of ANY person serving as an officer or director of the non-profit organization or as trustee or beneficiary of the. Non Profit/Trust. Title Non Profit/Trust, Title Address, Address Have you had more than $250 worth of business transacted with any member of City staff. Boards, Commissions, Committees and/or Council within the past twelve (12) months? • Yes No If yes, please indicate person(s):. NOTE: Attach additional sheets if necessary. I certify diat all the above information is true and correct to flie best of my knowledge. Signature of owner/date Sigijafure of applicaijt/dat JOSEPH E. SPANO Print or type name of owner pjature ot applicaht/dats NADJA A. SPANO Print or type name of applicant Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent H:ADMIN\COUNTER\DISCLOSURE STATEMENT 5/98 Paae 2 of 2 BACKGROUND DATA SHEET CASE NO: CTOl-12 CASE NAME: Riva Gardens APPLICANT: Joseph and Nadja Spano REQUEST AND LOCATION: Request for a Tentative Tract Map to allow the subdivision of two parcels totaling 1.13 acres into five single-family lots, including two panhandle lots, on property generally located at the northwest comer of Adams Street and Chestnut Avenue LEGAL DESCRIPTION: Lots 5 and 6 ofthe Optimo Tract, according to Map No. 1805. filed in the Office ofthe Countv Recorder on September 4, 1924, in the City of Carlsbad. County of San Diego. State of Cahfomia APN: 205-112-11.-18 Acres: L14 Proposed No. of Lots/Units: 5 GENERAL PLAN AND ZONING Land Use Designation: Residential Low Medium Density (RLM) Density Allowed: 0.0 - 4.0 du/ac Density Proposed: 4.4 du/ac Existing Zone: R4 Proposed Zone: R-l Surrounding Zoning, General Plan and Land Use: Zoning General Plan Current Land Use Site R-1 RLM Single family residential North R-1 RLM Single family residential South R-1 RLM Single family residential East R-1 RLM Single family residential West R-1 RM Vacant PUBLIC FACILITIES School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): _5 • n ENVIRONMENTAL IMPACT ASSESSMENT Negative Declaration, issued_ Certified Environmental Impact Report, dated_ Other, Notice of Exemption pursuant 15332 - In-Fill Development Proiect o o 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: Riva Gardens - CT 01-12 LOCAL FACILITY MANAGEMENT ZONE: 1 GENERAL PLAN: RLM ZONING: R-1 DEVELOPER'S NAME: Joseph and Nadia Spano ADDRESS: 2390 Spmce St.. Carlsbad CA 92008 PHONE NO: 760-729-8584 ASSESSOR'S PARCEL NO.: 205-112-11.-18 QUANTITY OF LAND USE/DEVELOPMENT (AC, SQ. FT., DU): 1.14 acres ESTIMATED COMPLETION DATE: December. 2003 A. City Administrative Facilities: Demand in Square Footage = 17.38 B. Library: Demand in Square Footage = 9.271 C. Wastewater Treatment Capacity (Calculate with J. Sewer) 5 EDU D. Park: Demand in Acreage = 0.035 E. Drainage: Identify Drainage Basin = PLDA B F. Circulation: Demand in ADT = 50 ADT G. Fire: Served by Fire Station No. = #1 H. Open Space: Acreage Provided = n/a I. Schools: Carlsbad Unified (Student Generation: Elementary =1.17; Middle = 0.59; High - 0.72) J. Sewer: Demands in EDU 5 EDU K. Water: Demand in GPD- 1.100 L. The project is 1.4 units the Growth Management Dwelling unit allowance.