HomeMy WebLinkAbout1983-01-18; Housing & Redevelopment Commission; 7; Jefferson House Senior Housing Project‘- *. r -’ -1 m
HO’USING AND.~,.EDWFLBPiU?ENT COMMISS. .rN - AGENDA BILL -
BB# a=u TITLE: RP/CUP 82-3 PERMIT FOR CONSTRUCTION DEPT. HD, ’
MTG.I/18/83 OF A 48 UNIT SENIOR HOUSING PROJECT AT 9 CITY Am-@-
DEPT. RE 9 JEFFERSON AND OAK. CITY lm,g*
RECOMMENDED ACTION:
Housing and Redevelopment Commission adopt Resolution No.
approving RP/CUP 82-3. rb
ITEY EXPLANATION
A public hearing for RP/CUP 82-3 was held by the Design Review
Board at their meeting of December 22, 1982. The applicant is
requesting a Redevelopment (CUP) to construct a 48 unit senior
citizen housing project. All of the units will be rented to
senior citizens. Pursuant to the provisions of the Senior
Housing Ordinance, Section 21.18.045, the applicant is able to
increase the density to 75 du/ac and reduce the required parking
to a ratio of one space per two units. The staff report from the
Land-Use Planning Office is attached. (Exhibit I)
The Design Review Board voted to adopt Design Review Board
Resolution No. 002 recommending A roval of a Redevelopment
Permit (CUP) for a privately fun e + senior citizen housing project
on property generally located on the northeast corner of Jefferson
Street and Oak Avenue.
FISCAL IMPACT
City staff must conduct annual-review and monitor agreement
compliance. Existing staff will absorb additional workload.
EXHIBITS
1 - Staff report from Land-Use P
2 - Resolution No. AL
lanning Office dated 12/22/82
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STAFF REPORT
EXHIBIT I
DATE: December 22, 1982
TO: Design Review Board
FROM: Land Use Planning Office
SUBJECT: RP/CUP 82-3 - LADWIG - Request for a redevelopment permit/conditional use permit to allow for the construc- tion of a 48-unit senior citizen housing project on the northeast corner of Jefferson Street and Oak Avenue in Cubarea 7 of the V-R Zone.
I. RECOMMENDATION
It is recommended that the Design Review Board APPROVE the Negative Declaration issued by the Land Use Planning Manager and adopt Resolution No. 002 recommending APPROVAL of RP/CUP 82-3 to the City Council based on the findings and subject to the conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
The applicant is requesting a redevelopment permit/conditional
use permit to construct a 48-unit senior citizen housing project covering six parcels with a combined area of -64 acre located as described above. This site is flat and vacant at the present
time. The site is surrounded by multifamily dwellings to the south, east and west, and by a single-family dwelling to the north.
The applicant is proposing to construct six buildings which will be connected at the second and third levels by a walkway. As proposed, this project will be built at a density of 75 dwelling units per acre which is in conformance with the Senior Citizen Housing Provisions of the Zoning Ordinance (Section 21.18.045). As shown on Exhibit "A", the project will have an interior courtyard as well as a barbeque and picnic area. In addition, a lounge and a laundry room will be provided on the first floor. Security gates will be located at all of the entrances to the project.
This project was originally submitted in March 1981. At that
time, the applicant was requesting that he be reimbursed for the cost of the land by a block grant from the County. During the past year and a half, the City and the applicant have negotiated with the County to obtain a block grant. In November, 1982, the applicant decided the project could be completed with only the assistance of the Mortgage Revenue Bond Program for multifamily units and hence, withdrew his request for a block grant.
III. ANALYSIS
Planning Issues
1. Can the four findings required for the granting of a conditional use permit be made which are as follows:
a. That the requested use is necessary or desirable for the development of the community, is essentially in harmony with the various elements and objectives of the General Plan, and is not detrimental to existing uses or to uses specifically permitted in the zone in which the proposed use is to be located;
b. That the site for the intended use is adequate in size and shape to accommodate the use:
C. That all of the yards, setbacks, wallsp fences, land- scaping and other features necessary to adjust the requested use to existing or permitted future uses in the neighborhood will be provided and maintained:
d. That the street system serving the proposed use is adequate to properly handle all traffic generated by the proposed use?
2. Does the proposed project conform with the requirements of Section 21.18.045 of the Carlsbad Zoning Ordinance?
3. Does the project conform with the architectural standards of the Village Design Manual?
Discussion
As conditioned, it appears that the proposed senior housing project meets the four findings for the issuance of a conditional use permit. The Housing Element of the Carlsbad General Plan notes the lack of affordable senior housing in Carlsbad and points out the need for additional affordable senior rental housing. As proposed, this project should help to fulfil1 this need. The project will be located near the center of town in a neighborhood that has been developed with apartments. Since the proposed project should generate very little traffic, it will not have a detrimental effect on existing uses or on uses specifi- cally permitted in this zone.
The site appears to be adequate in size and shape to accommodate the proposed use. As shown on Exhibit "A", all of the yards, setbacks, fences, parking spaces and other features necessary to adjust the requested use to existing and future uses in the
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neighborhood will be provided and maintained. The subject property is located in a section of town that has fully developed public streets which should be more than adequate to handle the traffic generated by this project.
As proposed, the project appears to conform with the requirements of Section 21.18.045, Senior Citizen Housing by Conditional Use Permit. As previously mentioned, this section of the Zoning Ordinance was written specifically to allow development of this type of project.
All of the units will be rented to senior citizens. Pursuant to the provisions of Section 21.18.045, the applicant is able to increase the density to 75 du/ac and reduce the required parking to a ratio of one space per two units. Also, as required by this section of the ordinance, the applicant must submit a conversion plan for the proposed project. Exhibit "B" indicates how the proposed project could be converted to a regular apartment project which would conform to the requirements of the Zoning Ordinance.
The applicant is aware that the senior housing ordinance requires that the City hold an equity position in order to insure that the project is constructed and maintained in accordance with the requirements of this ordinance. One of the conditions of approval for this project requires that the details of such an arrangement be worked out prior to issuance of a building permit.
Architecture/Design
The proposed buildings will be three stories high and have a contemporary architectural style. The outside of the building will be neutral earth color stucco with wood trim. The roof will be shingled with composition shingles of dark earth tones. As proposed, this project will be compatible with the surrounding buildings and the design concepts of the Village Design Manual. Staff can make the four findings required to grant a conditional use permit, feels the project has been designed in accordance with Section 21.18.045 of the Carlsbad Zoning Ordinance and conforms with the architectural standards of the Village Design Manual, therefore recommends approval of RP/CUP 82-3.
IV. ENVIRONMENTAL REVIEW
The Land Use Planning Manager has determined that this project will not have a significant impact on the environment and, there- fore, has issued a Negative Declaration dated April 20, 1981.
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ATTACHMENTS
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Design Review Board Resolution No. 002 Location Map Background Data Sheet Maintenance Plan Disclosure Form Environmental Documents Reduced Exhibits Exhibits "A" - "D" dated March 27, 1981
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12/14/82
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RESOLUTION NO. 18
A RESOLUTION OF THE HOUSING AND REDEVELOPMENT COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, APPROVING A REDEVELOPMENT PERMIT/CONDITIONAL USE PERMIT FOR A PRIVATELY FUNDED SENIOR CITIZEN HOUSING PROJECT ON PROPERTY GENERALLY LOCATED ON THE NORTHEAST CORNER OF JEFFERSON STREET AND OAK AVENUE. APPLICANT: LADWIG CASE NO.: RP/CUP 82-3
WHEREAS, a verified application has been filed with the
City of Carlsbad and referred to the Housing and Redevelopment
Commission; and
WHEREAS, said verified application constitutes a request
as provided by Title 21 of the Carlsbad Municipal Code; and
WHEREAS, pursuant to the provisions of the Municipal Code,
the Housing and Redevelopment Commission did, on the 18th day of
January, 1983, hold a duly noticed public hearing to consider said
application on the property described as:
Lots 1 to 8, inclusive, in Block 47, in the City of Carlsbad according to amended Map no. 775 filed February 15, 1894.
WHEREAS, at said public hearing, upon hearing and
~considering all testimony and arguments, if any, of all persons
desiring to be heard, said Commission considered all factors
relating to RP/CUP 82-3.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Housing and
Redevelopment Commission of the City of Carlsbad as follows:
~ A) That the foregoing recitations are true and correct. I ~B) That based on the evidence presented at the public hearing, the Commission APPROVES RF/CUP 82-3, based on the following conditions:
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The proposed use is necessary and desirable for the development of the community, 'is essentially in harmony with the various elements and objectives of the General Plan, and is not detrimental to existing uses or to uses specifically permitted in this zone because there is a need for affordable rental housing for senior citizens in close proximity to downtown Carlsbad.
The subject property is adequate in size and shape to accom- modate the proposed use because all of the buildings' parking, open space and other amenities can be provided on site without any reduction in the required setbacks.
All of the yards, setbacks, walls, fences, landscaping and other features necessary to adjust the requested use to existing and permitted future uses in the neighborhood will be provided and maintained.
The street system serving the subject property is adequate to properly handle all traffic generated by the proposed use, because this project should generate relatively little traffic, and the streets adjacent to this project are fully improved.
The project's location will afford the residents of the project easy access to community, commercial and service facilities, because this project is only one block from downtown Carlsbad.
This project will not cause any significant environmental impacts and a Negative Declaration has been issued by the Land Use Planning Manager on April 20, 1981.
Upon the request of the applicant and in return for his agreement to develop and operate this project in conformance with Section 21.18.045 of the Carlsbad Municipal Code, the City Council has allowed an increase in the number of dwelling units per acre for this site from a maximum of 20 units/acre to 75 units/acre and a reduction in the number of required parking spaces from 72 spaces to 24 spaces. If the applicant does not develop and operate this project in conformance with Section 21.18.045, the approved conditional use permit will be cancelled and the applicant must implement the approved conversion plan to bring this project into conformance with the City's development requirements for a standard apartment project.
The requested reduction in parking is acceptable at this location based upon input provided by other cities that have had similar projects successfully developed within their jurisdiction.
The project will conform with the architectural standards of the Village Design Manual.
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Zeneral Conditions:
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Approval is granted for RP/CUP 82-3, as shown on Exhibits "A" -
" D " r dated December 22, 1982, incorporated by reference and on file in the Land Use Planning Office. Development shall occur substantially as shown unless otherwise noted in these conditions.
This project is approved upon the express condition that building- permits will not be issued for development of the subject property unless the City Engineer determines that sewer facilities are available at the time of application for such sewer permits and will continue to be available until time of occupancy.
This project.is approved upon the express condition that the applicant shall pay a public facilities fee as required by City Council Policy No. 17, dated April 2, 1982, on file with the City Clerk and incorporated herein by reference, and according to the agreement executed by the applicant for payment of said fee, a copy of that agreement, dated December 7, 1982, is on file with the City Clerk and incorporated herein by reference. If said fee is not paid as promised, this application will not be consistent with the General Plan and approval for this project shall be void.
Approval of this request shall not excuse compliance with all sections of the Zoning Ordinance and all other applicable City ordinances in effect at time of building permit issuance.
Water shall be provided by the City of Carlsbad unless some other arrangement is approved by the City Council.
The applicant shall prepare a detailed landscape and irrigation plan which shall be submitted to and approved by the Land Use Planning Manager prior to the issuance of building permits.
All landscaped areas shall be maintained in a healthy and thriving condition, free from weeds, trash, and debris.
Any signs proposed for this development shall be designed in conformance with the City's Sign Ordinance and shall require review and approval of the Land Use Planning Manager prior to installation of such signs.
Trash receptacle areas shall be enclosed by a six-foot high masonry wall with gates pursuant to City standards. Location 0 said receptacles shall be approved by the Land Use Planning Manager.
IO) All roof appurtenances, including air conditioners, shall be architecturally integrated and shielded from view and the sound buffered from adjacent properties and streets, pursuant to Building Department Policy No. 80-6, to the satisfaction of the Land Use Planning Manager and Building and Planning Director.
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This conditional use permit shall be reviewed by the Land Use Planning Manager on a yearly basis to determine if all
conditions of this permit have been met and that the use does not have a detrimental impact on surrounding properties or the public health and welfare. Part of this yearly review will be to determine if all buildings, landscaping and parking areas are being maintained in a a condition acceptable to the Build- ing and Planning Director, Fire Marshal, Parks and Recreation Director and the Land Use Planning Manager. If the Land Use planning Manager determines that the use has,such adverse impacts, or it is not being maintained in a satisfactory
condition, the Manager shall recommend that the City Council, after providing the permittee the opportunity to be heard, add additional conditions as the Council determines necessary. This permit may be revoked at any time after a public hearing, if it is found that the use has a detrimental affect on eurrounding land uses and the public's health and welfare or the conditions imposed herein have not been met. This permit may be extended for a reasonable period of time not to exceed five years upon written application of the permittee made not less than 90 days prior to the expiration date. In granting Buch extension, the City Council shall find that no substantia adverse affect on surrounding land uses the public's health anI welfare will result because of the continuation of the permitted use. If a substantial adverse affect on surrounding land uses or the public's health and welfare is found, the extension shall be considered as an original application for a
conditional use permit. There is no limit to the number of extensions the Planning Commission may grant.
Prior to the issuance of any building permits, the applicant and the City shall enter into an agreement giving the City an quity position in the project in accordance with Section
21.18.045 of the Carlsbad Municipal Code.
The following requirements shall be made part of the lease agreement executed for all rentals at this project:
33~ mdnimum age of at least one occupant of each unit shall be sixty-two years of age. a'heue shall be no more than two people residing in any one- b&room unit. !X%eue will be no more than three people residing in any two- bedroom apartment, and that two of the three will be over sixty-two, and the third person over thirty-five, except if thl third person is a live-in nurse or attendant required for medical reasons. Prior to any rentals the lease shall be summarized to the City for approval.
A11 an site parking spaces shall be available to the tenants o Me project at no fee.
'Ehis esnditional use permit including the conversion plan %ItPaIlP be recorded in the Office of the County Recorder.
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This conditional use permit granted by the City shall be utilized within 18 months after the effective date thereof. Failure to utilize this conditional use permit within an 18- month period will automatically void the same.
If the City Council determines that the project is being operated in violation of this approval or any conditions thereof, the City Council may require the applicant to convert the project to a development which meets all standards of the underlying zone per the recorded conversion plan per Exhibit
"B" I dated March 27, 1981.
sngineering:
18) The developer shall obtain a grading permit prior to the commencement of any clearing or grading of the site.
19) The developer shall install street trees at the equivalent of 40-foot intervals along all public street frontages in conformance with City of Carlsbad standards. The trees shall be of a variety selected from the approved Street Tree List.
20) * The developer shall install a wheelchair ramp at the public street corner abutting the subdivision in conformance with Cit of Carlsbad standards prior to occupancy of any buildings.
21) The alley shall be improved to City standards (20 feet wide) along the subject property frontage prior to the occupancy of any units.
"ire Department:
22) Fire retardant roofs shall be required on all structures.
23) All fire alarm systems, fire hydrants, extinguishing systems, automatic sprinklers, and other systems pertinent to the project shall be submitted to the Fire Department for approval prior to construction.
24) An additional fire hydrant will'be required at the north end o the driveway on Jefferson Street. Sprinklers will be required in all buildings with an aggregate floor area of 10,000 square feet or more. Sprinklers shall be installed in accordance wit NFPA 13.
?arks and Recreation:
25) All street trees shall be selected from the Street Tree List approved by the Parks and Recreation Department. All street trees shall be planted a minimum of 10 feet from curbs and 5 feet from sidewalks.
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PASSED, APPROVED AND ADOPTED at a regular meeting of the
Housing and Redevelopment Commission of the City of Carlsbad,
California, held on the 18th day of January, 1983, by the following
vote, to wit:
AYES: carmissioners Casler,&wis,Kulchin,Chick andPrescott
NOES: None
ABSENT: None
ABSTAIN: None
Yf-? k& ?$ARY CA$LER, Chairperson
ATTEST: I
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Carlsbad Journal
Decreed a Legal Newspaper by the Superior Court of Son Diego County
3138 ROOSEVELT ST. 0 P.O. BOX 248 l CARLSBAD, CA 92008 l 729-2345
Proof of Publication
STATE OF CALIFORNIA, ss,
COUNTY OF SAN DIEGO,
I am a citizen of the United States and a resident of the county aforesaid;
I am over the age of eighteen years, and not a party to or interested in the above entitled matter.
I am principal clerk of the printer of the Carlsbad Journal a newspaper of general circulation,
published twice weekly in the City of Carlsbad, County of San Diego, State of California, and which
newspaper is published for the dissemination of local news and intelligence of a general character, and
which newspaper at all times herein mentioned had and still has a bona fide subscription list of paying
subscribers, and which newspaper has been established and published at regular intervals in the said
City of Carlsbad, County of San Diego, State of California, for a period exceedina one year .
NOTICE OF PUBLIC . redevelopment petiUcondltlon-
?E&~l~ aI use permit for * &unit senior citizen housing pmfHt 011 Pmpe.tW generally loc&d on the nortbe*st
NOTKE~S HRREBYGIVBiJ that coma of JefferI-an street lad Oak
thcCityCovlletlofUcCityd~r~r- ~wnuc ia the Y-R z~ne l d mom
bad rill bold . public heariry .t pmicularly desdbed 4:
tbc City Council Chambers. SO0 Leta 44 lnclu~ive ie Block 57 of
Elm Avenue Carlsbad. CWfomia. Carlsbad l ccordlns’to amended
l t~wP.x,onTucrcl4,J~nu~ryl~. MapNo.mnluJFebnu~~5.16B4.
lW3. to considef an mpplieatlon for Appliernt: Rkk Enli CARLSBADC I%“” COUNCIL
next preceding the’ date of public&on of’ the
notice hereinafter referred to; and that the notice
of which the annexed is a printed copy, has been
published in each regular and entire issue of said
newspaper and not in any supplement thereof on
the following dates, to-wit:
a
OAK AVI
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. . . . . . . . . . . . . . . . Januacy. p . . . . . . 1923;.
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I certify under penalty of perjury that the foregoing is true and correct. Executed at Carlsbad, County of San Diego, State of California on thp c’th day of &;zunr-Y IT:.?
--_A,. L/-i , c-l‘ - id.:, /
‘1 Clerk of the Printer
NOTICE OF PUBLIC HEARING
RP/CUP 82-3
NOTICE IS HEREBY GIVEN that the City Council of the City of Carlsbad will hold a public hearing at the City Council Chambers, 1200 Elm Avenue, Carlsbad, California, at 6:00 P.M., on Tuesday, January 18, 1983, to consider an application for a redevelopment permit/conditional use permit for a 48-unit senior citizen housing project on property generally located on the northeast corner of Jefferson Street and Oak Avenue in the V-R Zone and more particularly described as:
Lots l-8 inclusive in Block 57 of Carlsbad according to amended Map No. 775 filed February 15, 1894.
APPLICANT: Rick Engineering PUBLISH: January 8, 1983 CARLSBAD CITY COUNCIL
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3lNITY thAP
'OIWE OF PUBLIC HEARING
.- NOTICE IS HEREBY GIVEN that the Design Review Board of the City of Carl&ad will hold a public hearing at the City Council Chambers, 1200 Elm Avenue, Carlsbad, California, at 5:30 p.m. on Wednesday, December 22, 1982, to consider approval of a redevelopment permit/conditional use permit for a 48-unit senior citizen housing project on pro,Derty generally located on the northeast corner of Jefferson Street and Oak Avenue in the V-R zone and more particularly described as:
Lots 1-8 inclusive in Block 57 of Carl&ad according to amended Map No. 775 filed February 15, 1894.
Those persons wishing to speak on this proposal are cordially invited to attend the public hearing. If you have any questions please call the Redevelopment/Land Use Planning Office at 438-5591.
CASE FILE: RP/CUP 82-3 APPLICANT: RICKENGINEERING PUBLISH: December 11, 1982
CITY OF CARLSBAD DESIGN REVIEW BOARD Y
~0spe1 Tabernacle of (larlslqad * - P-0, Box 1035 Car&bad; CA 92008
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Wilford & Charlotte 2530 Jefferson St. Carlsbad, CA 92008
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14088 Fme bkmaco
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Ck-elia M. Kurily
3070 Madison St. Carlsbad, CA 92008
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Lloyd SC Barbara mcarthy 412 N. Fifth-St, Montebello, CA 90640
JamesF,Weber&
Rokrt A. Barden 1031 Palm Ave. Carlsbad, CA 92008
Willard & Dorothy Tolles 3091 Jefferson St. Carlsbad, CA .92008
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Sm&3obLtd, P-0. Box 275 Qrlsbad, CA 92008
Frank&ThelmaVitalie 3037 Jefferson St; Carlsbad, CA 9200G
Ruth B, West 2815 Jefferson St. Carlsbad, CA 92008
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Barour pjlazloum
2715 Roosevelt St. Carlsbad, CA 92008
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Bert Freehof
3030 Harding St, Carlsbad, CA 92008
Alan Jacobs
3044 Harding St. Carlsbad, CA 92008
Fo&mker,Inc. 9330 Balboa Ave. San Diego, CA 92123
Lloyd & Rae Davies, George & vary Ierkle c/o Diehl Evans 2965 Roosevelt St. Carlsbad, CA -92008. - .
Gordon & MarilynL~~sen 1559 W. Eleventh Ave. Escondido, CA .?2025
Rudolph & Jane Sonnemn P.O. Box 223 Car&bad, CR 92008
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Robert J, Coles c/o Pacific S & L Assoc. 10000 Lakewwd Blvd. Ikmney, CA 90241
Virginia Y, Dyke. . 3120 Madison St. &l&ad, CA 92008
William D, Hendrick 3133 Jefferson St.
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Darrell A., Jr., David H. Welch & Joe Musante I I 1337 Oak Ave.
I Carlsbad, CA 92008
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Richard & BarbaraJohnson 1855 Rubenstein Cardiff by the Sea, CA 92007
David & Karen Thompson P-0. Box 576 Carlsbad, CA 9200.8
CarlsbadUnioqChurch 3175 Harding St. Carlsbad, CA 92008
Rake D. Guitaud 4902 Via Arequipo Carlsbad, CA 92008
QLitp of Csrlmsbab
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1200 ELM AVENUE
CARLSBAD, CALIFORNIA 92008
Robert Ladwig Rick Engineering Co. 3088 Pio Pica Carlsbad, CA 92008
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1200 ELM AVENUE
CARLSBAD, CALIFORNIA 92008
January 24, 1983
Robert Ladwig
Rick Engineering
3088 Pio Pica
Carlsbad, CA 92008
Enclosed for your records, please find a copy of the
following Resolutj,on No. 18 ___ , adopted by the
Carlsbad City Council on January 18, 1983 .
Sincerely,
City Clerk
TELEPHONE:
(714) 436-5621
LR:adm
Enclosures ( 1 )