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HomeMy WebLinkAbout1986-04-15; Housing & Redevelopment Commission; 61; Jefferson House IIf HOUSING AND. - ’ DEVELOPMENT COMMISSL--,I - AGENDA BILL k V’ . AB# 61 TITLE: DEPT. i4D.c” MTG. 4/15/86 RP/CUP 86-3 JEFFERSON HOUSE II CITY A&i DEPT. RED CITY MGR. + RECOMMENDED ACTION: Housing and Redevelopment Commission ADOPT Resolution No. 068 APPROVING RP/CUP 86-3 - Jefferson House II. ITEM EXPLANATION The applicant, Jefferson House II, is requesting approval of a Redevelopment Permit and Conditional Use Permit to construct a 57 unit senior citizen housing project on .79 acres at the southeast corner of Jefferson Street/Home Avenue intersection in subarea 6 of the v-R Zone. The proposed project is a three-story structure consisting of 57 dwelling units, (50 one-bedroom, 7 two-bedroom). A total of 29 parking spaces are provided. As proposed, the project conforms with the requirements of the Senior Citizen Housing Ordinance. All units shall be rented to senior citizens (62 years minimum age). The overall project density is 72 du/ac (75 du/ac allowed under ordinance) and the parking ratio is 1 space/l.96 du's (1 space/$.0 du's allowed under ordinance). The project is located in the Redevelopment Area and therefore exempt from moratorium guidelines. The project conforms to the architectural standards of the Village Design Manual and recommendations of Village Redevelopment zone. The Planning Director has determined that this project will not have a significant impact on the environment and, therefore, has issued a Negative Declaration on February 22, 1986. On March 26, 1986, Design Review Board held a public hearing, and unanimously recommended APPROVAL of Design Board Resolution No. 067. FISCAL IMPACT No detailed economic impact analysis of this development has been conducted. EXHIBITS l- Housing and Redevelopment Commission Resolution No. 068 2- Design Review Board staff report dated March 26, 1986. 20 21 22 23 24 25 26 27 28 .- RESOLUTION NO. 068 A RESOLUTION OF THE HOUSING AND REDEVELOPMENT COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A REDEVELOPMENT PERMIT/CONDITIONAL USE PERMIT FOR A ST-UNIT SENIOR HOUSING APARTMENT PROJECT ON PROPERTY GENERALLY LOCATED AT THE SOUTHEAST CORNER OF THE JEFFERSON STREET/HOME AVENUE INTERSECTION. APPLICANT: JEFFERSON HOUSE II CASE NO: RP/CUP 86-3 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 Commission did, on the 15th day of April, 1986,'hold a duly noticed public hearing to consider sa'id application on property described as: Lots 14, 15, 16, 17, and 18 of Schell and Sites addition to Carlsbad in the City of Carlsbad, in the County of San Diego, State of California according to Map thereof, No. 2145, filed in the Office of the County Recorder of San Diego, February 20, 1929. WHEREAS, at said 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 86-3. NOW, THEREFORE, BE IT HEREBY RESOLVED by the Housing and Redevelopment Commission of the City of Carlsbad as follows: A) That the above recitations are true and correct. B) That based on the evidence presented at the public hearing, the Commission APPROVES RP/CUP 86-3, based on the following findings and subject to the following conditions: a- . 1 2 3 4 5 6 7 e 9 1C 11 '12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 Findings: 1) 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. 2) The subject property is adequate in size and shape to accommodate the proposed use because, with the exception of the project balconies, all of the projects required parking, open space and other amenities can be provided onsite without any reduction in the required setbacks. The project balconies do intrude two additional feet than allowed into the front, rear, and side yard setbacks. However, this intrusion can be supported, as long as additional landscaping is provided. 3) 4) 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 the project are fully improved. 5) The projects location will afford the residents of the project easy access to community, commercial and service facilities because this project is located within downtown Carlsbad. 6) The project conforms with the requirements of Section 21.18.045, Senior Citizen Housing by conditional use perm of the Carlsbad Zoning Ordinance. 7) With the exception of the projects balconies as discussed Finding No. 2, the project conforms with the development standards of the V-R zone and the underlying R-P zone. Under City standards the projection of balconies into - _ . - setback area is justified because the applicant has provided additional landscaping in that area of the project. 8) The project will conform with the architectural standards of the Village Design Manual. 9) This project will not cause any significant environmental impacts and a Negative Declaration has been issued by the Planning Director on February 22, 1986. RESO NO. 068 -2- it, in 3 . . . 3 2 : 4 F . c 7 E s 1c 11 12 1: 14 15 16 17 16 19 20 21 22 23 24 25 26 27 28 13) 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 Design Review Board has allowed an increase in the number of dwelling units per acre for this site from a maximum of 15 units/acre to 72 units/acre and-a reduction in the number of required parking spaces from 91 spaces to 29 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 the fact that this project is designed similar to and parked at the same ratio as the existing Jefferson House I project that has been successfully developed within Carlsbad without parking problems. The project is consistent with all City public facility pol- icies and ordinances since: a) b) cl The Design Review Board has, by inclusion of an appropriate condition to this project, ensured building permits will not be issued for the project unless,the City Engineer determines that sewer service is available, and building cannot occur within the project unless sewer service remains available, and the Planning Commission is satisfied that the requirements of the Public Facilities Element of the General Plan have been met insofar as they apply to sewer service for this project. All necessary public improvements have been provided or will be required as conditions of approval. The applicant has agreed and is required by the inclusion of an appropriate condition to pay a public facilities fee. Performance of that contract and payment of the fee will enable this body to find that public facilities will be available concurrent with need as required by the General Plan. This project requires the construction of the improvements or facilities listed in the conditions of approval or the payment of fees in lieu of construction. This project creates a direct need for the improvements or facilities for the reasons stated in the staff report. If the improvements or facilities are not provided the project will create an unmitigated burden on existing improvements and facilities. Further, the improvements and facilities are necessary to provide safe, adequate and appropriate service to future residents of the project consistent with City goals, policies and plans. RESO NO. 068 -3- 4 . ’ \ 1 2 3 4 5 6 7 0 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 14) This project is exempted from the temporary land use controls provided in Section 2 of Ordinance No. 9791. In addition, the applicant is by condition, required to pay any increase in public facility fee, or new construction tax, or development fees, and has agreed to abide by any additional requirements established by a development management or public facility program ultimately adopted by the City of Carlsbad. This will ensure continued availability of public facilities and will mitigate any cumulative impacts created by the project. Conditions: 1) 2) 3) 4) 5) 6) Approval is granted for RP/CUP 86-3, as shown on Exhibits "A" - "H" I dated March 21, 1986, incorporated by reference and on file in the Planning Department. 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 note shall be placed on the final map. 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 November 1, 1985, 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 to this project pursuant to the Water Service agreement between the City of Carlsbad and the Costa Real Water District, dated May 25, 1983. The applicant shall prepare a 24" x 36" reproducible mylar of the final site plan incorporating the conditions contained herein. Said site plan shall be submitted to and approved by the Planning Director prior to the issuance of building permits. //// RESO NO. 068 -4- 5 . 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 7) 8) 9) 10) 11) 12) 13) The applicant shall prepare a detailed landscape and irriga- tion plan which shall be submitted to and approved by the Planning Director prior to the issuance of grading or building permits, whichever occurs first. A master plan of the existing onsite trees shall be provided to the Planning Director as part of the final grading plan to determine which trees shall be required to be preserved prior to the issuance of a grading permit or a building permit, whichever occurs first. 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 Planning Director 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. Loca- tion of said receptacles shall be approved by the Planning Director. All roof appurtenances, including air conditioners, shall be architecturally integrated and concealed from view and the sound buffered from adjacent properties and streets, pursuant to Building Department Policy No. 80-6, to the satisfaction of the Directors of Planning and Building. If solar panels are included in the project elevations showing the location and design of these panels shall be submitted to the Planning Director for approval. This conditional use permit shall be reviewed by the Planning Director on a yearly basis to determine if all conditions of this permit have been met and that the use does not have a significant detrimental impact on surround ing properties or the public health and welfare. If the Planning Director determines that the use has such significant adverse impacts, the manager shall recommend that the Housing and Redevelopment Commission, after providing the permittee the opportunity to be heard, add additional conditions to mitigate the significant adverse impacts. This permit may be revoked at any time after a public hearing, if it is,found that the use has a significant detrimental affect on surrounding 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 such extension, the Planning Commission shall find that no substantial adverse affect on surrounding land uses or the RESO NO. 068 -5- ’ , 1 2 a % 4 F c e 7 E 9 1c 11 12 1: 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 14) 15) 16) 17) 18) 19) public's health and 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. Existing onsite trees shall be retained wherever possible and shall be trimmed and/or topped. Dead, decaying or potentially dangerous trees shall be approved for removal at the discretion of the Planning Department during the review of the Master Plan of existing onsite trees. Those trees which are approved for removal shall be replaced on a tree- for-tree basis as required by the Planning Department. Building identification and/or addresses shall be placed on all new and existing buildings so as to be plainly visible from the street or access road; color of identification and/or addresses shall contrast to their background color. If any condition for construction of any public improveaients or facilities, or the payment of any fees in lieu thereof, imposed by this approval or imposed by law on this project are challenged this approval shall be suspended as provided in Government Code Section 65913.5. If any such con,dition is determined to be invalid this approval shall be invalid unless the City Council determines that the project without the condition complies with all requirements of law. Prior to the issuance of any building permits, the applicant and the City shall enter into an agreement, to the satisfaction of the City Attorney, giving the City an equity 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: a) The minimum age of at least one occupant of each unit excluding the managers unit, shall be sixty-two years of age. Any additional occupants per unit shall be no less than 25 years of age. b) There shall be no more than two people residing in any one-bedroom unit. C) There will be no more than three people residing in any two-bedroom apartment, and that two of the three will be 62 or over, and the third person over 25. d) Prior to any rentals, the lease shall be summarized to the City for approval. All onsite parking spaces shall be available to the tenants of the project at no fee. RESO NO. 068 -6- ? . ’ . 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 1E 19 2c 21 22 22 24 25 26 27 28 20) 21) 22) 23) This conditional use permit including the conversion plan shall be recorded in the Office of County Recorder. 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, at any time, 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 and General Plan to the satisfaction and approval of the Planning Director. Before obtaining a final map or building permit, whichever occurs first, the applicant shall: (a) agree to pay any increase in the public facilities fee or additional tax on new construction and/or new development fees established by the City Council prior to July 20, 1986, (b) agree to abide by any additional requirements established by the developmenl management system or phasing plans which may be ultimately adopted by the City of Carlsbad. This condition complies with City Council Ordinance No. 9791. Engineering Department: 24) 25) 26) 27) 28) XESOL The developer shall obtain a grading permit prior to the commencement of any clearing or grading of the site. The grading for this project is defined as "controlled grad- ing" by Section 11.06.170(a) of the Carlsbad Municipal Code. Grading shall be performed under the observation of a civil engineer whose responsibility it shall be to coordinate site inspection and testing to ensure compliance of the work with the approved grading plan, submit required reports to the City Engineer and verify compliance with Chapter 11.06 of the Carlsbad Municipal Code. No grading shall occur outside the limits of the project unless a letter of permission is obtained from the owners of the affected properties. A separate grading plan shall be submitted and approved and a separate grading permit issued for the borrow or disposal site if located within the city limits. I Prior to hauling dirt or construction materials to any proposed construction site within this project the developer shall submit to and receive approval from the City Engineer for the proposed haul route. The developer shall comply with all conditions and requirements the City Engineer may impose with regards to the hauling operation. NO. 068 -7- 1 . 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29) 30) 31) 32) 33) 34) 35) 36) Prior to issuance of any permits, a bond shall be posted to guarantee the cleanup and repair of public streets used to haul dirt or construction materials to or from this development. The developer shall exercise special care during the construction phase of this project to prevent any offsite siltation. The developer shall provide erosion control measures and shall construct temporary desiltation/detention basins of type, size and location as approved by the City Engineer. The basins and erosion control measures shall be shown and specified on the grading plan and shall be constructed to the satisfaction of the City Engineer prior to the start of any other grading operations. Prior to the removal of any basins or facilities so constructed the area served shall be protected by additional drainage facilities, slope erosion control measures and other methods required or approved by the City Engineer. The developer shall maintain the temporary basins and erosion control measures for a period of time satisfactory to the City Engineer and shall guarantee their maintenance and satisfactory performance through cash deposit and bonding in amounts and types suitable to the City Engineer. Additional drainage easements and drainage structures shall be provided or installed as may be required by the County Department of Sanitation and Flood Control or the City Engi- neer. The development shall construct drainage systems in such a way as to not drain out driveways or across sidewalks. The developer shall make an offer of dedication to the City for all public streets and easements required by these conditions or shown on the Site Development Plan. The offer shall be made prior to issuance of any building permit for this project. All land so offered shall be granted to the City free and clear of all liens and encumbrances and without cost to the City. Streets that are already public are not required to be rededicated. Unless a standard variance has been issued, no variance from City Standards is authorized by virtue of approval of this site plan. The developer shall install street lights along all public and private street frontages in conformance with City of Carlsbad Standards. 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. RESO NO. 068 -8- 9 1 . ’ . 1 2 z 4 fi Y 6 7 E 9 1c 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 37) 38) 39) 40) 41) 42) //// //// //// //// The developer shall install sidewalks along all public street frontages in conformance with City of Carlsbad Stan- dards prior to occupancy of any buildings. The developer shall install a wheelchair ramp at the public street corner abutting the subdivision in conformance with City of Carlsbad Standards prior to occupancy of any build- ings. The developer shall comply with all the rules, regulations and design requirements of the respective sewer and water agencies regarding services to the project. The design of all private streets and drainage systems shall be approved by the City Engineer prior to issuance of any grading or building permit for this project. The design of all private driveways shall conform to City of Carlsbad standards of public streets. The structural section of all private streets shall conform to City of Carlsbad Standards based on R-value tests. All private driveways and drainage systems shall be inspected by the City, and the standard improvement.plan check and inspection fees shall be-paid prior to issuance of any building or grading permit for this project. All private driveways shall be kept clear of parked vehicles at all times, and shall have posted "No Parking/Fire Lane Tow Away Zone" pursuant to Section 17.04.040, Carlsbad Municipal Code. All plans, specifications, and supporting documents for the improvements of this project shall be signed and sealed by the Engineer in responsible charge of the work. Each sheet shall be signed and sealed, except that bound documents may be signed and sealed on their first page. Additionally the first sheet of each set of plans shall have the following certificate: "DECLARATION OF RESPONSIBLE CHARGE" I hereby declare that I am the Engineer of Work for this project, that I have exercised responsible charge over the design of the project as defined in Section 6703 of the Business and Professions Code, and that the design is consistent with current standards. RESO NO. 068 -9- t . 1 ; c1 . 4 1 . e r , E E l( 13 1; 1: 14 15 1E 17 1E 1s 2c 21 22 23 24 25 26 27 28 43) 44) - I understand that the check of project drawings and specifications by the City of Carlsbad is confined to a review only and does not relieve me, as Engineer of Work, of my responsibilities for project design. (Name, Address and Telephone of Engineering firm) Firm: Address: City, St.: Telephone: BY (Name of Engineer) R.C.E. NO. # Date: The developer shall provide the City with a reproducible mylar copy of the site plan as approved by the Planning Commission. The site plan shall reflect the conditions of approval by the City. The plan copy shall be submitted to the City Engineer prior to improvement plan submittal. Prior to issuance of any permits for this development, the applicant shall obtain approval of a lot line adjustment to merge lots within this development. Fire Department: 45) 46) 47) /I// //// /I// //I/ //I/ //I/ RESO Fire retardant roofs shall be'required on all structures. 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. The building shall be equipped with and protected by an automatic fire sprinkler system. NO. 068 -lO- r . ’ , . : : 1 I . t I ( E I l( 11 12 12 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 PASSED, APPROVED AND ADOPTED at a regular meeting of the Housing and Redevelopment Commission of the City of Carlsbad, California, held on the 15th day of April, 1986, by the following vote, to wit: - AYES: Commissioners Casler, Lewis and Chick NOES: None ABSENT: Commissioners Kulchin and Pettine ABSTAIN: None &=i&JG& COMMISSION ATTEST: XESO NO. 068 -ll- . . DATE: TO: FROM: SUBJECT: MEMORANDUM MARCH 26, 1986 DESIGN REVIEW BOARD PLANNING DEPARTMENT RP/CUP 86-3 - JEFFERSON STREET - Request for a Major Redevelopment Permit and Conditional Use Permit to develop a 57-unit senior citizen apartment project at the southeast corner of the Jefferson Street/Home Avenue intersection in Sub-area 6 of the V-R zone. RECOMMENDATION That the Design Review Board recommend APPROVAL of the Negative Declaration issued by the Planning Director and ADOPT Resolution No. 067, recommending APPROVAL of RP/CUP 86-3. DISCUSSION At their Xarch 5, 1986 meeting, the Design Review Board heard the above project. As discussed in the attached Memo dated March 14, 1986, two issues of concern regarding this project were identified during this hearing; (1) adequate parking standards for senior citizens housing projects and (2) the setback of the proposed project from Jefferson Street. In accordance with the conclusions of this study, the project applicant has submitted a revised plan which responds to its findings and to the concerns of the Design Review Board. The revised project (see Exhibits "A" - "G" reduces the number of dwelling units to 57 by eliminating two 2-bedroom units on the ground floor at the south end of the project, and increasing the number of onsite parking spaces from 21 to 29 by providing 8 additional tuckunder parking spaces and driveway along the southern terminus of the structure. The overall project density is reduced to 72 du/ac (down from 75 du/ac) and the parking ratio is increased from 1 spate/2.68 du's to 1 space/l.96 du's. In order to accommodate these revisions, the structure's length has been reduced by six feet (1 foot/dwelling unit) and the rear yard has been converted to a driveway. It is staff's opinion that this project redesign has responded to the concerns of the Design Review Board in that the parking ratio has been increased to 1 space/2 du's. Since Jefferson Street is not likely to be widened as discussed in the attached memorandum, the project's LO-foot street sideyard setback from Jefferson Street will actually be 26 feet from structure-to-curb when the 16-foot parkway is included. Staff recommends approval of this revised project. The project Resolution No. 067 has been revised to reflect these changes. J3 . . ATTACHMENTS 1. Revised Design Review Board Resolution No. 067 2. Memorandum dated March 14, 1986 - Parking Study 3. Staff Report, dated March 5, 1986 4. Revised Project Exhibits "A" - "G" dated March 21, 1986 5. Reduced Exhibits CDD:ad 3/14/86 -2- MEMORANDUM DATE: MARCH 14, 1986 TO: DESIGN REVIEW BOARD FROM: PLANNING DEPARTMENT SUBJECT: RP/CUP 86-3 - JEFFERSON HOUSE II - Parking and setbacks study On March 5, 1986, the Design Review Board heard this project. During the hearing, there were several concerns raised by Board members regarding the project's design. One issue centered around the proposed project's parking ratio of one space per 2.68 dwelling units. It was the concensus of the Board members that this parking ratio appeared to be low. In accordance, staff was requested to undertake a parking study for seniors housing projects to evaluate what parking ratio would be appropriate. Board members also expressed concern over the proposed three story structure's lo-foot street sideyard setback from Jefferson Street. Staff noted in the hearing that the setback from Jefferson Street was really 26 feet, in that there was an additional landscaped 16-foot parkway between the property line and street curb. Staff was, however, directed to undertake a study to evaluate the potential of widening Jefferson Street in the future. In accordance with these requests, staff has undertaken the appropriate studies as discussed below. (1) Parking Study for Seniors Housing Projects In order to evaluate parking standards for seniors housing projects, staff conducted a twofold approach. The first aspect of the research involved personnel interviews with management of the Tyler Street Seniors project, which is acknowledged as having a serious parking problem. The Tyler Street project is parked at a ratio of one space/3 du's. The other two City Senior Citizen residential projects (Chinquapin and Jefferson House I) are parked at a minimum ratio of one space/2 du's and are not experiencing parking problems. Based on interviews with the complex manager and observation of onsite parking conditions, it is concluded by staff that there is a parking problem on the Tyler site. This was verified by the com@lex manager who indicated that approximately 75 percent of the residents own cars (a total of 56) and since there are only 25 existing onsite spaces, many residents must park on the street. Staff, however, believes that the relatively high percentage of senior citizen residents at Tyler Street who own cars is associated with the project's location further outside of the urban core and within the vicinity of a potentially unsafe neighborhood. The second aspect of the parking study included a random sampling of local cities for purposes of identifying what parking standards were utilized for senior citizens housing projects within surrounding jurisdictions. As shown on Exhibit I(A", seven out \of ten jurisdictions surveyed require a parking ratio of at a minimum, one space/dwelling unit for seniors housing. Of the other three jurisdictions, only one (San Marcos) required a parking ratio of less than one space per two dwelling units. Approximately 50 percent of the jurisdictions surveyed, have recently revised their parking standards for senior citizens housing to one space/du. Most of these revisions were based upon an extensive Seniors Housing Parking Needs Survey conducted by the San Diego Association of Governments for the City of San Diego (November, 1984). This survey concluded that the vehicle ownership rate for.senior citizens is around .56 vehicles per unit. Based upon this finding of the San Diego Seniors Housing Needs Survey, and in view of the findings regarding parking standards for senior citizens housing projects within other local jurisdictions, staff concludes that a parking ratio of at least one space per two dwelling units should be required for senior citizens housing projects. (2) Jefferson Street Jefferson Street, in the vicinity of the project site, is a two- lane, super collector street with a curb-to-curb width of 48 feet and an 80-foot right-of-way. A 16-foot wide parkway runs along both sides of the street. According to the City of Carlsbad's 1985 Traffic Census, Jefferson Street currently has an ADT of around 7,400. This average daily traffic is projected to increase by 1,000 trips to 8,400 ADT at full buildout. It is staff's opinion that this number of daily trips is within the capacity of an urban two-lane collector street. Although there is a possibility that Jefferson Street could be widened in the future, based upon the other anticipated traffic signal improvements at Jefferson Street/Laguna Drive and at Jefferson Street/Las Flores Drive and the projected incremental increase in daily trips along Jefferson Street (1,000 ADT increase), the need to widen this street is not anticipated. In view of these findings, staff concludes that the proposed Jefferson House II street sideyard setback along Jefferson Street is adequate in property line that it provides 10 feet to the property line plus an additional 16 feet of parkway to the Jefferson Street curb. Overall, staff concludes that a parking ratio of 1 space/2 du's should be required for senior citizens housing projects and that since Jefferson Street is not anticipated to be widened, the proposed street sideyard setback for Jefferson House II along Jefferson Street would be adequate. CDD:ad 3/14/86 EXHIBIT "A" PARKING STANDARDS FOR SENIOR CITIZENS HOUSING CITY San Diego Escondido Oceanside Chula Vista La Mesa Poway Vista National City El Cajon San Marcos PARKING SPACES/DWELLING UNIT l/l l/l l/l l/l l/l 1.2/l 1.25/l l/1.5 l/1.85 l/3 17 .- APPLICATION SUBMITTAL DATE: NOVEMBER 20, 1'985 DATE: TO: FROM: SUBJECT: I. STAFF REPORT . _. MARCH 5, 1986 DESIGN REVIEW BOARD PLANNING DEPARTMENT RP/CUP 86-3 - JEFFERSON HOUSE II - Request for major redevelopment permit and a conditional use permit to develop a 59 unit senior citizen apartment project at the southeast corner of the Jefferson Street/Home Avenue intersection in Sub-area 6 of the V-R zone. RECOMMENDATION That the Design Review Board recommend APPROVAL of the Negative Declaration issued by the Planning Director and ADOPT Resolution No. 067 recommending APPROVAL of RP/CUP 86-3 to the Housing and Redevelopment Commission based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND The applicant is requesting a redevelopment permit and a conditional use permit to construct's 59 unit senior citizen housing project, covering three parcels, with a combined area of .79 acre, located as described above. This site is flat, and has three structures located upon it including one existing residence, one vacant residential unit and one residence which is used as a business. A large Moreton Bay Fig tree is located near the midpoint of the property along Jefferson Street. The site is surrounded by multi-family residential to the north, across Home Avenue, an office structure to the south, an office building and parking lot to the east and single family residential to the west across Jefferson Street. This proposal would entail the development of a three story apartment structure containing 59 dwelling units (50 one-bedroom units, 500 square feet and 9 two-bedroom units, 660 - 680 square feet). As proposed, this project will be built at a density-of . 75 dwelling units per acre which is in oonformance with the Senior Citizen Housing Provisions of the Zoning Ordinance (Section 21.18.045). As shown on Exhibit "B", the project will have an interior courtyard and picnic area. A glass walled lounge will be provided within the center of the courtyard, and a laundry room will be provided along the first floor near the project entryway. Twenty-two parking spaces at a ratio of one spate/2.68 du's will be provided at the rear of the building. In addition, security gates will be located at all of the entrances to the project. . This project is similar in design and amenities to an already approved senior citizen housing project (Jefferson House I) located at the northeast corner of Jefferson Street and Oak Avenue. Jefferson House I has had no vacancies since November 1984. The applicant has indicated that they currently have a waiting list with 70 names on it for similar available seniors rental units. 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) b) cl d) 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; That the site for the intended use is adequate in size and shape to accommodate the use; That all of the yards, setbacks, walls, fences, landscaping and other features necessary to adjust the requested use to existing or permitted future uses in the neighborhood will be provided and maintained; 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 development standards of the V-R zone and the underlying R-P zone? 4) Does the project conform with the architectural standards of the Village Design Manual? 5) Is the parking provided at l/2.68 du's adequate to accommodate onsite needs? -2- Discussion As proposed, it appears that the senior housing project meets the four findings for the issuance of a .conditional use permit. The Housing Element of the Carlsbad General Plan points out the need for additional affordable senior rental housing. There are currently three senior rental housing projects within Carlsbad (Tyler Court Apartments, Chinquapin Apartments and Jefferson House I). A recent survey indicates that of these existing senior housing projects, the Tyler Court Apartments and the Jefferson House I Apartments have no vacancies, but do have waiting lists. The Chinquapin Apartments have limited vacancies (currently only three). It is also noted here that the City's Housing and Redevelopment Departments have received numerous inquiries for affordable seniors rental housing. Based upon these findings it is concluded that there continues to be a demand for this type of housing within Carlsbad. As proposed, this project should help to fulfil1 this need. The project will be located near the center of town in a neighborhood that is currently developed with other multi-family housing. Since the proposed project should generate very little traffic, it will not have a detrimental effect on existing uses or on uses specifically permitted in this zone. The site appears to be adequate in size and shape to accommodate the proposed use. As shown on Exhibits "A", "B" and "F", all of the yards, setbacks, fences, landscaping, parking spaces and other features necessary to adjust the requested use to existing and future uses in the 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 limited 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. All of the units will be rented to senior citizens. An elevator will be provided for access to the second and third floors. 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 2.68 units. It is staff's opinion that because of the close proximity of the project site to downtown shops, and bus routes this parking ratio appears adequate. This conclusion is borne out by the observation that, currently only 16 of 51 tenants at Jefferson House I own a car. Recent surveys have indicated that generally no more than 60 percent of the existing 24 parking spaces at Jefferson House I are occupied at one time. As required by Section 21.18.045 of this Ordinance, the applicant must submit a conversion plan for the proposed project. Exhibits "G" and "H" indicate how the proposed project could be converted to.a regular apartment proj.ect which would conform to the requirements of the Zoning Ordinance. -3- . The applicant is aware that the Senior Housing Ordinance requires that the City hold an equity position in order to ensure 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. The proposed project is also generally in conformance with the development standards of the V-R zone and the underlying R-P zone. The only exception to the projects full compliance with these standards is associated with proposed project balconies which intrude four feet into the required front, rear and side yard setbacks. Per Section 21.46.120 of the Carlsbad Zoning Ordinance, balconies can only intrude a maximum of two feet into required yards. However, in this case staff is willing to recommend approval of the project balconies intrusion into the yards contingent upon additional landscaping being provided, as permitted in the Redevelopment area. Architecture/Design The proposed building will be three stories high and have a contemporary architectural style. The outside of the building will be a neutral, muted grey color stucco with wood trim. The roof will be shingled with composition shingles of dark earth tones. Staff does have concerns over the building's structural mass relative to surrounding uses and the length of building along Jefferson Street. The applicant has been willing to work with staff in redesigning the structure to reduce the structural mass, and to provide more relief, thereby making the structure more compatible with surrounding uses. Architectural changes which have been made in response to staffs concerns include the following: (1) Providing a 25-foot wide opening at the entryway to the building along Jefferson Street. This change has functioned to effectively break up the building into two halves instead of one massive length of building along Jefferson. Covered catwalks will be provided at the second and third floors in order to facilitate pedestrian access along these floors. . (2) Eliminating-a bedroom from both third floor corner units along Jefferson Street. This change has provided more relief to the structure, and has reduced its boxlike appearance. (3) The project has also been redesigned to provide more relief (ins and outs) along the most visible elevations. -4- 21 *- . . .;- .-.-. ‘. Overall, staff feels that the proposed redesigned project will be more 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 that 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 86-3. IV. ENVIRONMENTAL REVIEW The Planning Director has determined that this project will not have a significant impact on the environment and, therefore, has issued a Negative Declaration on February 22, 1986. ATTACHMENTS 1) Design Review Board Resolution No. 067 2) Location Map 3) Vicinity Map 4) Background Data Sheet 5) Maintenance Plan Disclosure Form : *L,. :. _- !' ;: Environmental Document 8) Reduced Exhibits 9) Exhibits "A" - "H", dated February 20, 1986 CDD:bn 2/18/86 .,. ‘_ ..: .. j. : ! I .-. :.i ” .;-; -2 :.: .! :. ‘. ‘. 1 -5- I”, cc .I .A--.; Wcr*r.rr .re%ame/C.wh .,,..I%... 1 ,,. _, _ *-__ ^ -.~ __. : ,.,, .., ., ., ,_. ^* - II . 1 2 3 4 5 6 7 81 9 10 11 12 13 14 15 16 17 la 19 I 20 21 22 23 24 25 26 27 28 - DESIGN REVIEW BOARD RESOLUTION NO. 067 A RESOLUTION OF THE DESIGN REVIEW BOARD OF THE CITY 0 CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A REDEVELOPMENT PERMIT/CONDITIONAL USE PERMIT FOR A 57- UNIT SENIOR HOUSING APARTMENT PROJECT ON PROPERTY GENERALLY LOCATED AT THE SOUTHEAST CORNER OF THE JEFFERSON STREET/HOME AVENUE INTERSECTION. APPLICANT: JEFFERSON HOUSE II CASE NO: RP/CUP 86-3 WHEREAS, a verified application has been filed with th City of Carlsbad and referred to the Design Review Board; and WHEREAS, said verified application constitutes a reque as provided by Title 21 of the Carlsbad Municipal Code; and WHEREAS, pursuant to the provisions of the Municipal Code, the Design Review Board did, on the 26th day of March, 1986, hold a duly noticed public hearing to consider said application on property described as: Lots 14, 15, 16, 17, and 18 of Schell and Sites addition to Carlsbad in the City of Carlsbad, in the County of San Diego, State of California according to Map thereof, No. 2145, filed in the Office of the County Recorder of San Diego, February 20, 1929. WHEREAS, at said hearing, upon hearing and considering all testimony and arguments, if any, of all persons desiring to be heard, said Board considered all factors relating to RP/CUP 86-3. NOW, THEREFORE, BE IT HEREBY RESOLVED by the Design Review Board of the City of Carlsbad as follows: A) That the above recitations are true and -correct. . . B) That based on the evidence presented at the public hearing, the Board recommends APPROVAL of RP/CUP 86-3, based on the following findings and subject to the following conditions: //// 1 2 z 4 fi ” 6 7 E S 1c 11 12 1: 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 Findinus: 1) 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. 2) The subject property is adequate in size and shape to accommodate the proposed use because, with the exception of the project balconies, all of the projects required parking, open space and other amenities can be provided onsite without any reduction in the required setbacks. The project balconies do intrude two additional feet than allowed into the front, rear, and side yard setbacks. However, this intrusion can be supported, as long as additional landscaping is provided. 3) 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. 4) 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 the .project are fully improved. 5) The projects location will afford the residents of the project easy access to community, commercial and service facilities because this project is located within downtown Carlsbad. 6) The project conforms with the requirements of Section 21.18.045, Senior Citizen Housing by conditional use permit, of the Carlsbad Zoning Ordinance. 7) With the exception of the projects balconies as discussed in Finding No. 2, the project conforms with the development standards of the V-R zone and the underlying R-P zone. Under City standards the projection of balconies into setback area is justified because the applicant has provided additional landscaping in that area of the project. 8) The project will conform with the architectural standards of the Village Design Manual. 9) This project will not cause any significant environmental impacts and a Negative Declaration has been issued by the Planning Director on February 22, 1986. DRB RESO NO. 067 -2- 1 2 3 4 5 6 7 a 9 10 11 12 13 14 15 16 17 ia 19 20 21 '22 23 24 25 26 27 28 10) 11) 12) 13) DRB 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 Design Review Board has allowed an increase in the number of dwelling units per acre for,.this site from a maximum of 15 units/acre to 72 units/acre and a reduction in the number of required parking spaces from 91 spaces to 29 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 the fact that this project is designed similar to and parked at the same ratio as the existing Jefferson House I project that has been successfully developed within Carlsbad without parking problems. The project is consistent with all City public facility pol- icies and ordinances since: a) The Planning Commission has, by inclusion of an appropriate condition to this project, ensured building permits will not be issued for the project unless the City Engineer determines that sewer service is available, and building cannot occur within the project unless sewer service remains available, and the Planning Commission is satisfied that the requirements of the Public Facilities Element of the General Plan have been met insofar as they apply to sewer service for this project. b ) All necessary public improvements have been provided or will be required as conditions of approval. C ) The applicant has agreed and is required by the inclusion of an appropriate condition to pay a public facilities fee. Performance of that contract and payment of the fee will enable this body to find that public facilities will be available concurrent with need as required by the General Plan. This project requires the construction of the improvements or facilities listed in the conditions of approval or the payment of fees in lieu of construction. This project creates a direct need for the improvements or facilities for the reasons stated in the staff report. If the improvements or facilities are not provided the project will create an unmitigated burden on existing improvements and facilities. Further, the improvements and facilities are necessary to provide safe, adequate and appropriate service to future residents of the project consistent with City goals, policies and plans. RESO NO. 067 -3- xc-- . 1 5 1c 11 12 13 14 15 16 17 ia 19 20 21 22 23 24 25 26 27 28 14) This project is exempted from the temporary land use controls provided in Section 2 of Ordinance No. 9791. In addition, the applicant is by condition, required to pay any increase in public facility fee, or new construction tax, or development fees, and has agreed to abide by any additional requirements established by a development management or public facility program ultimately adopted by the City of Carlsbad. This will ensure continued availability of public facilities and will mitigate any cumulative impacts created by the project. Conditions: 1) 2) 3) 4) 5) 6) Approval is granted for RP/CUP 86-3, as shown on Exhibits "A" - "H", dated March 21, 1986, incorporated by reference and on file in the Planning Department. 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 note shall be placed on the final map. 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 November 1, 1985, 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 to this project pursuant to the Water Service agreement between the City of Carlsbad and the Costa Real Water District, dated May 25, 1983. The applicant shall prepare a 24" x 36" reproducible mylar of the final site plan incorporating the conditions contained herein. Said site plan shall be submitted to and approved by the Planning Director prior to the issuance of building permits. //I/ DRB RESO NO. 067 -4- 1 2 2 4 E 8, 6 7 e S 1c 11 12 12 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 7) 8) 9) 10) 11) 12) 13) DRB - The applicant shall prepare a detailed landscape and irriga- tion plan which shall be submitted to and approved by the Planning Director prior to the issuance of grading or building permits, whichever,,occurs first. A master plan of the existing onsite trees shall be provided to the Planning Director as part of the final grading plan to determine which trees shall be required to be preserved prior to the issuance of a grading permit or a building permit, whichever occurs first. 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 Planning Director 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. Loca- tion of said receptacles shall be approved by the Planning Director. All roof appurtenances, including air conditioners, shall be architecturally integrated and concealed from view and the sound buffered from adjacent properties and streets, pursuant to Building Department Policy No. 80-6, to the satisfaction of the Directors of Planning and Building. If solar panels are included in the project elevations showing the location and design of these panels shall be submitted to the Planning Director for approval. This conditional use permit shall be reviewed by the Planning Director on a yearly basis to determine if all conditions of this permit have been met and that the use does not have a significant detrimental impact on surround ing properties or the public health and welfare. If the Planning Director determines that the use has such significant adverse impacts, the manager shall recommend that the Housing and Redevelopment Commission, after providing the permittee the opportunity to be heard, add additional conditions to mitigate the significant adverse impacts. This permit may be revoked at any time after a public hearing, if it is found that the use has a significant detrimental affect on surrounding 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 such extension, the Planning Commission shall find that no substantial adverse affect on surrounding land uses or the RESO NO. 067 -5- _1 7-7 c 1 2 z 4 E c E 'i E s 1c 11 12 1: 14 1: 16 17 1e 19 20 21 22 23 24 25 26 27 28 14 1 15) 16) 17) 18) 19) DRB - public's health and 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. Existing onsite trees shall be retained wherever possible and shall be trimmed and/or topped. Dead, decaying or potentially dangerous trees shall be approved for removal at the discretion of the Planning Department during the review of the Master Plan of existing onsite trees. Those trees which are approved for removal shall be replaced on a tree- for-tree basis as required by the Planning Department. Building identification and/or addresses shall be placed on all new and existing buildings so as to be plainly visible from the street or access road; color of identification and/or addresses shall contrast to their background color. If any condition for construction of any public improvements or facilities, or the payment of any fees in lieu thereof, imposed by this approval or imposed by law on this project are challenged this approval shall be suspended as provided in Government Code Section 65913.5. If any such condition is determined to be invalid this approval shall be invalid unless the City Council determines that the project without the condition complies with all requirements of law. Prior to the issuance of any building permits, the applicant and the City shall enter into an agreement, to the satisfaction of the City Attorney, giving the City an equity 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: a) The minimum age of at least one occupant of each unit excluding the managers unit, shall be sixty-two years of age. Any additional occupants per unit shall be no less than 25 years of age. .b) There shall be no more than two people residing in any one-bedroom unit. . . cl There will be no more than three people residing in any two-bedroom apartment, and that two of the three will be 62 or over, and the third person over 25. d) Prior to any rentals, the lease shall be summarized to the City for approval. All onsite parking spaces shall be available to the tenants of the project at no fee. RESO NO. 067 -6- w . . 1 2 z 4 E . 6 'i E s 1c 17 12 12 14 15 16 17 18 19 20 21 . i. Fi' 22 23 24 25 26 27 28 20) 21) 22) 23) This conditional use permit including the conversion plan shall be recorded in the Office of the County Recorder. 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, at any time, 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 Exhibits "F" and "G", dated March 21, 1986. Before obtaining a final map or building permit, whichever occurs first, the applicant shall: (a) agree to pay any increase in the public facilities fee or additional tax on new construction and/or new development fees established by the City Council prior to July 20, 1986, (b) agree to abide by any additional requirements estabished by the development management system or phasing plans which may be ultimately adopted by the City of Carlsbad. This condition complies with City Council Ordinance No. 9791. Engineering Department: 24) The developer shall obtain a grading permit prior to the commencement of any clearing or grading of the site. 25) The grading for this project is defined as "controlled grad- ing" by Section 11.06.170(a) of the Carlsbad Municipal Code. Grading shall be performed under the observation of a civil engineer whose responsibility it shall be to coordinate site inspection and testing to ensure compliance of the work with the approved grading plan, submit required reports to the City Engineer and verify compliance with Chapter 11.06 of the Carlsbad Municipal Code. 26) No grading shall occur outside the limits of the project unless a letter of permission is obtained from the owners of the affected properties. 27) A separate grading plan shall be submitted and approved and a separate grading permit issued for the borrow or disposal site if located within the city limits. 28) Prior to hauling dirt or construction materials to any proposed construction site within this project the developer shall submit to and receive approval from the City Engineer for the proposed haul route. The developer shall comply with all conditions and requirements the City Engineer may impose with regards to the hauling operation. DRB RESO NO. 067 -70 . . 1 2 3 4 5 6 7 a 9 10 11 12 13 14 15 16 17 ia 19 20 21 22 23 24 25 26 27 28 29) 30 31) 32) 33) 34) 35) 36) DRB Prior to issuance of any permits, a bond shall be posted to guarantee the cleanup and repair of public streets used to haul dirt or construction materials to or from this development. ., The developer shall exercise special care during the construction phase of this project to prevent any offsite siltation. The developer shall provide erosion control measures and shall construct temporary desiltation/detention basins of type, size and location as approved by the City Engineer. The basins and erosion control measures shall be shown and specified on the grading plan and shall be constructed to the satisfaction of the City Engineer prior to the start of any other grading operations. Prior to the removal of any basins or facilities so constructed the area served shall be protected by additional drainage facilities, slope erosion control measures and other methods required or approved by the City Engineer. The developer shall maintain the temporary basins and erosion control measures for a period of time satisfactory to the City Engineer and shall guarantee their maintenance and satisfactory performance through cash deposit and bonding in amounts and types suitable to the City Engineer. Additional drainage easements and drainage structures shall be provided or installed as may be required by the County Department of Sanitation and Flood Control or the City Engi- neer. The development shall construct drainage systems in such a way as to not drain out driveways or across sidewalks. The developer shall make an offer of dedication to the City for all public streets and easements required by these conditions or shown on the Site Development Plan. The offer shall be made prior to issuance of any building permit for this project. All land so offered shall be granted to the City free and clear of all liens and encumbrances and without cost to the City. Streets that are already public are not required to be rededicated. Unless a standard variance has been issued, no variance from City Standards is authorized by virtue of approval of this site plan. The developer shall install street lights along all public and private street frontages in conformance with City of Carlsbad Standards. 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. RESO NO. 067 -8- 3 a . . 1 2 3 4 5 6 7 8 9 1C 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 38) 41) 42) - The developer shall install sidewalks along all public street frontages in conformance with City of Carlsbad Stan- dards prior to occupancy of any buildings. .I The developer shall install a wheelchair ramp at the public street corner abutting the subdivision in conformance with City of Carlsbad Standards prior to occupancy of any build- ings. The developer shall comply with all the rules, regulations and design requirements of the respective sewer and water agencies regarding services to the project. The design of all private streets and drainage systems shall be approved by the City Engineer prior to issuance of any grading or building permit for this project. The design of all private driveways shall conform to City of Carlsbad standards of public streets. The structural section of all private streets shall conform to City of Carlsbad Standards based on R-value tests. All private driveways and drainage systems shall be inspected by the City, and the standard improvement plan check and inspection fees shall be paid prior to issuance of any building or grading permit for this project. All private driveways shall be kept at all times, and shall have posted Tow Away Zone" pursuant to Section Municipal Code. clear of parked vehicles "NO Parking/Fire Lane 17.04.040, Carlsbad All plans, specifications, and supporting documents for the improvements of this project shall be signed and sealed by the Engineer in responsible charge of the work. Each sheet shall be signed and sealed, except that bound documents may be signed and sealed on their first page. Additionally the first sheet of each set of plans shall have the following certificate: "DECLARATION OF RESPONSIBLE CHARGE" I hereby declare that I am the Engineer of Work for this project, that I have exercised responsible charge over the design of the project as defined in Section 6703 of the Business and Professions Code, and that the design is consistent with current standards. //// ///I //// //// DRB RESO NO. 067 -9- . 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 43) 44) I understand that the check of project drawings and specifications by the City of Carlsbad is confined to a review only and does not relieve me, as Engineer of Work, of my responsibilities for project design. (Name, Address and Telephone of Engineering firm) Firm: Address: City, St.: Telephone: BY (Name of Engineer) Date: R.C.E. NO. # The developer shall provide the City with a reproducible mylar copy of the site plan as approved by the Planning Commission. The site plan shall reflect the conditions of approval by the City. The plan copy shall be submitted to the City Engineer prior to improvement plan submittal. Prior to issuance of any permits for this development, the applicant shall obtain approval of a lot line adjustment to merge lots within this development. Fire Department: 45) Fire retardant roofs shall be required on all structures. 46) 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. 47) The building shall be equipped with and protected by an automatic fire sprinkler system. //// //// ///I ///I //// //// DRB RESO NO. 067 -1 o- . 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 I 20 21 22 23 24 25 26 27 28 PASSED, APPROVED AND ADOPTED at a regular meeting of the Design Review Board of the City of Carlsbad, California, held on the 26th day of March, 1986, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: ATTEST: CHRIS SALOMONE COMMUNITY REDEVELOPMENT MANAGER DRB RESO NO. 067 JOHN MC COY, Chairperson CARLSBAD DESIGN REVIEW BOARD -ll- 33 LOCPTION MAP m 1 ,. . .-5 i.‘i : ‘i . ,’ ...r.& _.._ l’:$ . . ;+- .-~~:~.-.:‘-:~~~~...-. . ,, _ ” :=-. >I.&.. __ c-’ i ;;;:y: “?- ‘_ ..-.;. .,-. ._- ._ _ , y; 7 . . .: , .$-:,: -.:.:..1. --: .I LT. GRAND : _ 1: . : -_’ ::; :_,._. ;..... :... :-.:-.y,;.” :. :.. I’_’ :. _ ,,..~...,,-.,.,..~~- -&.a *.*,<a.,*- ELM flu r .(_ I.. . t : . . ..‘L .,,., .’ ‘; .’ _L&L-LL---- IGLE FAMILY- SF .TI FAMILY- DlJP/APT ICE 0 EFFElbON STREET II RPKUF 3r ,.. .-.I? ;.:., .‘.I1 J+.‘..!T’~ .:’ I-::-: ..y. -.‘....-f- : .:;.- .: _._. :. ‘., . . =. L.-L _ *..;. :;. e---i.t ,,y& ;ig&&j~r~:~;w~ ::: *..* ::‘;++-+.*.‘.;-. . .: ‘._ r. -. _ .‘.‘ .., .+* *.. ‘::. ‘.. :.. ‘.. .-. : ; ,:: ‘. ,, “.., .,,.. ... :., . . > . . . . . : __ i - VILNITY MAP l A li - 1 - ‘\ - n I 0 n m ,’ P z JEFFERSON HOUSE II. < f RPK 1 I I REDEVELOPMENT BOUNDARY I 0 Cl 0 Cl I 3>/ . J3AcKGRouND DATA SHEET CASE No: W/CUP 86-3 .1 APPLICANT: JEFFERNN HOUSE II REQUEST AND mmION: Request for major redevelopment permit and conditional use permit to develop a 57 unit senlor cltlzen apartment project at the south- east corner of the Jefferson Street/Home Avenue intersection. LEGAL DESCRIPTION: Iots 14, 15, 16, 17 and 18 of Schell and Sites addition to Carl&ad in the City of Carl&ad, in the County of San Diego, State of California according to Map thereof 2145, filed in the Office of the County Recorder of San Diego, February 20, 1929. APN: 203-202-04, 05, 06 Acres -79 Proposed No. of Lots/Units 57 GENERAL PLAN AND ZONING Land Use Designation RMH Density Allowed 8 - 15 Existing Zone R-P (V-R) Surrounding Zoning and Iand Use: Density Proposed 72 du/ac Proposed Zone V-R (R-P) Zoning Iand Use Site North south East West ., . . V-R (R-P) SF Residential RMJ Multi-family V-R (R-P) Office V-R (R-P), R-3 Office V-R (R-P) SF Residential PUBLIC FACILITIES School District Carlsbad Water Carl&ad Sewer Carl&ad EDU's Public Facilities Fee Agreement, ENVIRO-AL IME'ACTASSESSMENT X Negative Declaration, issued dated November 1, 1985' February 22, 1986 E.I.R. Certified, dated Qther, MAINTENANCE PLAN JEFFERSON HOUSE II SENIORS APARTMENT PROJECT - RP/CUP 86-3 As a rental project, all common facilities will be maintained on a day to day basis by the project owner. Individual apartments will be maintained day to day by their occupants. The owner will contract for maintenance services with individual service contractors for the elevator, landscaping, exterior areas and trash collection. Coin operated laundry facilities will be installed and maintained by a laundry service company. The owner will also contract with one of the residents of the project to provide regular housecleaning services for the lounge and laundry rooms and to advise the owner of any maintenance problems that require immediate attention. The owner will be represented by a property manager for this project who will be responsible for responding to emergency maintenance problems, administrating the maintenance and service contracts, and arranging for periodic long term maintenance. The owner will as a part of his operations regularly set aside reserves for repairs, replacements and major periodic maintenance. This reserve will be for such things as interior and exterior painting, reroofing, parking area resealing, appliance repairs and replacements, plumbing and electrical repairs, etc. Cleaning and security deposits may also be required of tenants to cover unusual maintenance costs resulting from tenant activity. 37 gf arcer me uxa~nac+.on yvu I-V= ~ULYULLC=- ~-3 u=cfu LeVAelra, Lc Ls aecenruA~ . ,tb+ further inforrrution 't required, you will be so adv!sed, . . . fPPLmUlT: AGENT% . . , . -. . . MEmEBst Jefferson House II Partnership . Nm (individual, partnership, joint Venture, corporataon, syndicatioa) 5620 Friars Road, San Diego,‘California 92110 _ BushOirrAddreSS ., . . 2-91-0707 - . Telqhono E&i?&S Rick Engineering Company . . ' s . 5620 Friars Road;San Diego, California- -92110 Busbass JUq?r+ . . .a . : *_~_2g1-()7()7” .‘.. T- ::. - . _ . .- : _ ; _ Telephone Nuabr . . .d". : -. - Please see attached' sheet .-. - s ~AS..._UL -- mar *(individual, partner, joint. _ EonteAddr&s . veMzuF3p iloqoration, syndication) .. r Telephone Number '- c .* . . . i.. -.. -.. rfalcpb* B& j :=.T;F:: .*+ :. -: j- _'.. ,. _ . 2im I my?- -.-a. Ecanm Address ..I 32siness Address Tei.e?hor?e Nmber . . %elep!mne ?Iuraber ..’ ‘. . .- - (Attach more sheets if necessary) ' - . . I/We dsclere ur.der, penalty Of perjury that the infomation contained in this dis- closure is tm.xe and correct and that it will remain true and correct and may W relied upon as being true and correct until anended, . . . . . . . Applicant / William B. Ric . Managing Partner BY 3y : Agent, Chmer, ParCnqr . - . . . . -.:-a : ;. ,I ‘I i:. -.a-. -I;.. ~, _ _ :r.- :., .’ .. : : ;: ‘. P :st,f;.’ ; __.. l ,_ ,‘.cs’ :- - , i L - --: _ _ :. :- _ ..~ . ” -I - OEVEL~PMENTAI . :: . . :: I. 1 --_---. ..-... SERVICES LAND USE PLANNING OFFlCE ?QZGATIVEDECLARATION PROJECTADDRESS/LOCATION: The project is located at the southc corner of the Jefferson Street/Home Avenue intersection. PRaTEcT DESCRIPTION: This project, RP/CUP 86-3 will include a unit senior citizens apartment project over .79 acre in the V-R The City of Carlsbad _~ has conducts an environmental review of t above described project pursuant to the Guidelines for Implemen of the California Enviromental Quality Act and the Environments Protection Ordinance of the City of Carl&ad. As a result of si review, a Negative Declaration (declaration that the project wi: have a significant impact on the environment] is hereby issued 1 subject project. Justification for this action is on file in ti Planning Department. A copy of the Negative Declaration with supportive documents is file in the Planning Department, City Hall, 1200 Elm Avenue, Car CA. 92008. Cements fran the public are invited. Please submit cmnents in writing to the Planning Department within ten (10) d date of issuance. DATED: February 22, 1986 CASENO: RP/CUP 86-3 Planning Director APPLICANT: Jefferson House II PUBLISH WTE: February 22, 1986 ND4 11/85 I----.-.--- --- oN\ltm * _ .-. _. -._ --- .-__ _- I --___- ___.- . ..-_. 3llN3AV --I-Iz-rI I--: TI----y ---.. -( --..--A- &.---- _ _- 1 T - <;- -- ‘/-- --- / ,-- .:I-: .._ --- - --- --- -- - -- a.- i t J / I ---- -. - --I .-- *- I - I -‘-‘- i .F * I 4YYL--I a&$ $0 .OVI -. II -...-- I ,/’ I ;;$A -!g!J Pa ;’ y g+ 1-- 1/;_1; y-l- ,. 1;; ; ;,s //, - .__. _-_- -- 2zl&ll.., kzJ, 1,“/ .,.,” I :o , ; /,,y,;. ’ ,-,I/ .,,, ,.’ :,/‘,,,/,, T$ -/-;p;/+ j $72 I$ </I:. ,’ i c ,._-* ! /’ ‘.l i I i’ ,,li ,._A. \ :. . I/ ,.’ 7 x/’ I .,\ E I i : i c3 . I ._- ‘u fl : . : f h 8 9 1 - --._-.- _. i r-L--- . .._. I ” u :-a 1-z I I 3 II !----I:-- j ; II [I- ---.I _.- u 1 c----- -__ r‘-, ! : ’ I.. - ----~--. 1 II L... . -- L. 1 L.-. , 0 --- -1.: 5 ,I III - r-y- I!, 1 $ I-.- ,‘urr I3 $6 r 11 .-I I .-__. -‘I __ - -11 il ; E _-. ----. \ I - - _ _ _ -. --i -- ! e t $ c --. II .-----_- _- I.--..- a & >’ JJ I 1.5 - 8 -1 0x5 i i -1 i I --• ?ii _ -4. __ .-z _ __ _ _ _ _ _ - . _ _ _ _ ,------ 1 s ..--__-._~..-.-_~ : B -...-___ t-7..= ..U:.=’ I-.. I ..- - .._ : II u 3 -- I f -- * 1 0 r---- 1, !----- 7 i L cc3 “4 : Ii Q-Nil t3.. _. .J __-__ 0 - f -.. : : L--.-- : 1 . & - .: I --.._ _. -; I- 1 n . . -- . -- -- ._ - . . I I. _- . . . . .*.‘C. -* ..- . . x.: p ;<;,. , .,*. . .a ,.:..,. *: . .A - . : ;,: .: . . .: Carlsbad Journal Decreed o Legal Newspaper by the Superior Court of San Diego County 3 138 ROOSEVELT ST. . P.O. BOX 248 l CARLSBAD, CA 92008 0 729-2345 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 exceeding one year NOTICE OF PUBLTC HEARTNG RIWUP 864 NDTICE IS HEHEBY GIVEN that the Houalna nnd Hed@veIoement Commissionof thR Clly af C&bed wlll hold a public henrlng nt the City Council Chambers. 1208 Elm Avenue. Carlsbod, California, at 8~00 P.M., on Tuesday. April 18. 1986, to consider an application for a major redevelopment permit and conditional usa permit to develoo a 59 unit senior citizen apartment project on property generally lo- cated an the southeast corner ofthe Jefferson Street/Home Avenue in- tersection in Sub-area 6 of the V-R zone and more particularly de- scribed as: Lots 14,X. 16.17 and 18 of Schell and litea addition ta CnrIsbad in the City of Cnrlsbad, In the County of San Dlrge, Stste of Csllfmnla according to Map thereof, No 8148, filed In the Dfflcr of the County Be= yc$r of Ben DIego, February 20, Ifyou have any questions, please call the RedeveIopmentlPlannlng Department at 488858I. If you challenge the redevelop- ment permit or condltional use par- mlt In court, you may be llmlted to raising only those -Issues you or someone else raised at the public hearingdeacrlbed in this notice, or in written correspondence de- livered to the Clty of Carlsbad at or prior to the public hearing Applicant: Jefferson House II CARLSBAD HOUSING 6 REDEVELOPMENT COMMISSION next preceding the date of publication 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 I any supplement thereof on to-wit: newspaper and not ir the following dates, JcrrcnDuN HuuYt II jFIP/CUP 88- Apri 1 5, . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1986 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19.... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19.... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19.... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19.... I certify under penalty of perjury that the foregoing is true and correct. Executed at Carisbad, County of San Diego, State of California on t- h p 5 t h day of pril, 1986 Clerk of the Printer I-T ‘m”0. n,,.;, r. ,n-c . . * NOTICE OF PUBLIC HEARING \1 RP/CUP 86-3 NOTICE IS HEREBY GIVEN that the Housing and Redevelopment Commission 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, April 15, 1986, to consider an application for a major redevelopment permit and conditional use permit to develop a 59 unit senior citizen apartment project on property generally located on the southeast corner of the Jefferson Street/Home Avenue intersection in Sub-area 6 of the V-R zone and more particularly described as: Lots 14, 15, 16, 17, and 18 of Schell and Sites addition to Carlsbad in the City of Carlsbad, in the County of San Diego, State of California according to Map thereof, No. 2145, filed in the Office of the County Recorder of San Diego, February 20, 1929. If you have any questions please call the Redevelopment/Planning Department at 438-5591. If you challenge the redevelopment permit or conditional use permit in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City of Carlsbad at or prior to the public hearing. APPLICANT: Jefferson House II PUBLISH: April 5, 1986 CARLSBAD HOUSING & REDEVELOPMENT COMMISSION JEFFERSON HOUSE II [RPlCUP 86-c NYJTCE OFPUELIC HEARJX NOTICE IS HEREBY GIVEN that the Design Review Board of the City of Carl&ad will hold a special public hearing at the City Council Chambers, 1200 E&n Avenue, Carl&ad, California, at 5:00 p.m. on Wednesday, March 5, 1986, to consider approval for a major redevelopment permit and conditional use permit to develop a 59 unit senior citizen apartment project on property generally located on the southeast corner of the Jefferson Street/Rome Avenue intersection in Sub-area 6 of the V-R zone and more particularly described as: I&s 14, 15, 16, 17 and 18 of Schell and Sites addition to Carl&ad in the City of Carl&ad, in the County of San Diego, State of California according to Map thereof, No. 2145, filed in the Office of the County Recorder of San Diqo, February 20, 1929. 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/ Planning Department at 438-5591. If you challenge the redevelopment permit or cotiitional use permit in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice , or in written correspondence delivered to the City of Carl&ad at or prior to the public hearing. CASE FILE: RP/CUP 86-3 APPLICANT: JEFFERSON HOUSE II PUBLISH: February 22, 1986 CITY CF cxRW3AD DESIGNREVIEW BOARD . .._.~ -..-- ~_ f J-9586 10/31/85 JEFFERSON HOUSE II 1. 2. 3, 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17, 18. 19. 20. 21. 22. ADJACENT PROPERTY OWNERS LIST Parcel Number Property Owner 203-102-10 203-102-11 203-102-16 203-110-05 203-110-08 203-110-09 203-110-12 203-110-13 203-110-14 203-110-15 203-110-18 203-110-19 203-110-20 203-110-21 203-110-22 203-110-23 203-110-25 203-110-26 203-110-27 203-110-28 203-110-29 203-110-30 Isokazu Tabata 4929 Park Drive, Carlsbad, CA 92008 Robert Johnson 1440 Gilbuck Street, Anaheim, CA 92802 Bruce Allen 2737 Madison Street, Carlsbad, CA 92008 Keith Chaney 12586 Tibbetts, Sylmar, CA 91342 Seth Hoenig P. 0, Box 2401, Leucadia, CA 92024 Home Federal Savings & Loan Association 123 N, Lake Avenue, Pasedena, CA 91101 Tommy and Gladys Harris 722 Arbuckle Place, Carlsbad, CA 92008 Jon J./Joseph P./Mary L, Malikowski 752 Arbuckle Place, Carlsbad, CA 92008 Charles A. Yates 2753 Jefferson Street, Carlsbad, CA 92008 Mary R, Mullican 750 Arbuckle Court, Carlsbad, CA 92008 Lewis A. Moe 2942 Harding Street, Carlsbad, CA 92008 Lewis A. Moe 2942 Harding Street, Carlsbad, CA 92008 Martha C. Milholland P, 0. Box 521, Carlsbad, CA 92008 Lewis A. Moe 2942 Harding Street, Carlsbad, CA 92008 Lewis A. Moe 2942 Harding Street, Carlsbad, CA 92008 Lewis A, Moe 2942 Harding Street, Carlsbad, CA 92008 Pearl E. Baird 2785 Jefferson Street, Carlsbad, CA 92008 James P. Steiner 8131 El Paso Grande, La Jolla, CA 92037 James A. and Ida E, Scanlon 7306 Borla Place, Carlsbad, CA. 92008 Jonathan A. Feinberg, M.D. and Richard Fitzpatrick . 1050 Santa Queta, Solana Beach, CA 92075 Hubert E. & Joyce W. Smith 2815 Jefferson Street, Carlsbad, CA 9" Huston H, & Hele M, Tucker 2810 Madison Street, Carlsbad, CA 0 23. 24. 25, 26. 27. 28. 203-110-46 29. 203-130-01 30. 203-130-07 31. 203-130-08 32. 203-130-09 33. 203-130-14 34, 203-130-25 35. 203-130-26 36. 203-130-27 37. 203-130-28 38. 203-130-29 39. 203-130-32 40, 203-130-35-01 41. 203-130-35-02 42. 203-130-35-03 43, 203-130-35-04 44. 203-130-35-05 45. 203-130-35-06 46. 203-130-35-07 Parcel Number 203-110-31 203-110-32 203-110-33 203-110-34 203-110-44 -2- Property Owner William & Aud Henderson 1440 Hunsaker Street, Oceanside, CA 92054 Edith P, Healy 2865 Jefferson Street, Carlsbad, CA 92008 Jeanene Enterprises, Inc. 752 Grand Avenue, Carlsbad, CA 92008 William & Aud Henderson 1440 Hunsaker Street, Oceanside, CA 92054 California First Bank/Hickey, Helen M,/ William N, & Ann M, Sauer P. 0. Box 109, San Diego, CA 92112 R1 L. & Charlene Malay/ Leighton D, & Jennie Jaeger 2758 Madison Street, Carlsbad, CA 92008 Richard K. & Vera B, Matsui 1005 Laguna Drive, Carlsbad, CA 92008 John & Maria L, Rossbach 964 Home Avenue, Carlsbad, CA 92008 Michael A, & Leslie J, Burgener 974 Home Avenue, Carlsbad, CA 92008 Josephine & Eugenie Miskon 984 Home Avenue, Carlsbad, CA 92008 Richard & Donna L. Leivonen 965 Home Avenue, Carlsbad, CA 92008 Mary Ann Johnson 988 Grand Avenue, Carlsbad, CA 92008 William Donovan P. 0. Box 877, Carlsbad, CA 92008 Gaetano & Opal Bevilacqua 2886 Hope Avenue, Carlsbad, CA 92008 Ivan G. & Earl E. McDougal/Veld Wharton 815 Cookie Lane, Fallbrook, CA 92028 Lois N. Blackstone 2854 Hope Avenue, Carlsbad, CA 92008 Leona F. Blakesley (aka Burke) 2810 Hope Avenue, Carlsbad, CA 92008 L, Winans 2551 State Street, Carlsbad, CA 92008 R. W, Company 2551 State Street, Carlsbad, CA 92008 Harry T. & Noreen 1;. Swfeeney 907 Caminito Madrigal #D, Carlsbad, CA 92008 Yvonne C, Cromwell 2820-C Hope Avenue, Carlsbad, CA 92008 Eddie & Marie E. McRae 2820-D Hope Avenue, Carlsbad, CA 92008 Winans-Lee Partnership 2551 State Street, Carlsbad, CA 92008 Winans-Lee Partnership 2551 State Street, Carlsbad, CA 92008 -3- Parcel Number Property Owner 47. 203-130-35-08 48, 203-130-35-09 49, 203-182-04 50, 203-182-08 51. 203-201-01 52. 203-201-02 53. 203-201-03 54. 203-201-04 55. 203-201-05 56. 203-201-06 57. 203-201-07 58. 203-201-08 59. 203-201-11 60.' 203-201-12 61, 203-201-14 62. 203-201-18 63. 203-201-19 64. 203-201-20 65. 203-201-22 66. 67. 68. 69. 203-201-26 203-201-28 203-201-29 203-201-30 Michael G, Howes & Christy Luberstedt 2820-6 Hope Avenue, Carlsbad, CA 92008 Debra J. Neville 2820-H Hope Avenue, Carlsbad; CA 92008 Robert W. & Sharon L. Wilson 4739 Amberwood Court, Carlsbad, CA 92008 Brent W. Beazley, c/o William Beazley 5400 Balboa Boulevard #321, Encino, CA 92316 Donald W. & Nancy Harger 2754 Jefferson Street, Carlsbad, CA 92008 Guadalupe & Josefina de Los Santos 2770 Jefferson Street, Carlsbad, CA 92008 Melvin H. de Gooyer 2615 Clairemont Drive, San Diego, CA 92117 Dennis T, & Carole M. McKee/ James R, & Doro Sullivan 4050 Sunnyhill Drive, Carlsbad, CA 92008 Robert B, & Dorian C, Nelson 155 Juniper Street, Carlsbad, CA 92008 Robert B. & Dorian C. Nelson I 155 Juniper Street, Carlsbad, CA 92008 Calvin R. & Malinda J, Perkett 812 Home Avenue, Carlsbad, CA 92008 Florenza M. Williams/Catherine C;Bullington 2835 Camino De1 Rio South, Suite 300, San Diego, CA 92108 Daniel D, & Irene M, Lopez 928 Home Avenue, Carlsbad, CA 92008 George & Rita Windrum 4230 Clearview Drive, Carlsbad, CA 92008 Tera Lamb & June Wood P. 0. Box 2134, Leucadia, CA 92024 Robert E, & Arlene 0, Olivas 857 Passiflora Avenue, Leucadia, CA 92024 Ramiro & Rosanna Contreras/Charles & Beck Trayer 3417 Santa Clara Way, Carlsbad, CA 92008 Charles H, & Dorothy L, Laufer c/o Omega Management, 1660 Hotel Circle North Suite 300, San Diego, CA 92108 Subsidized Housing Corporation of America c/o Villa Management 13440 Ventura Boulevard, Sherman Oaks, CA 91403 Banning T. & Carol A. Cantarini 905 Laguna Drive, Carlsbad, CA 92008 Bruce E, Mortland/Thad A. & Barbara A. Hoyer P. 0, Box 1600, Carlsbad, CA 92008 Laguna Palms, c/o Herb Becker P. 0, Box 81647, San Diego, CA 92138 Paul A, Russell 3530 Madison Street, Carlsbad, CA 920f' _- -4- Parcel Number Property Owner 70. 71. 72. 73, 74. 75. 76. 77. 78. 79. 80. 81. 82. 83. 84. 85, 86. 87, 88. 89. 90. 91. 92. 203-303-27 203-202-03 203-202-04 203-202-05 203-202-06 203-202-07 203-202-13 203-202-15 203-202-17 203-202-18 203-301-05 203-302-01 203-302-02 203-302-03 203-302-04 203-303-16 203-303-17 203-303-18 203-303-19 203-303-20 203-303-21 203-303-24 203-303-26 M, R. C Elizabeth McColley P, 0. Box 1657, Ranch0 Santa Fe, CA 92067 Jefferson House II 5620 Friars Road, San Diego, CA 92110 Jefferson House II 5620 Friars Road, San Diego, CA 92110 Jefferson House II 5620 Friars Road, San Diego, CA 92110 Florence M. Getz Trust 2892 Jefferson Street, Carlsbad, CA 92008 Mark T. Gombar P, 0. Box 1667, Carlsbad, CA 92008 Michael J, b Diane E, Bliss, c/o Rohn Properties 700 2nd Street, Suite D, Encinitas, CA 92024 SWYS Carp/Tom H. Turner, c/o Ankirk Development 15 Brookhollow Drive, Santa Ana, CA 92705 M.R. & Elizabeth McColley P, 0. Box 1657, Ranch0 Santa Fe, CA 92067 Howard F. & Barbara M. Murphy/Gerald G, Kelly 400 N. La Costa Drive, Carlsbad, CA 92008 Howard F, & Barbara M, Murphy/Gerald G, Kelly 400 N. La Costa Drive, Carlsbad, CA 92008 Jeanene Enterprises, Inc. 752 Grand Avenue, Carlsbad., CA 92008 Stuart C, & Marilyn Wilson 1846 Avocado Road, Oceanside, CA 92054 Josephine R. Kingston 786 Grand Avenue, Carlsbad, CA 92008 Robert C, & Darlene M, Pearson 2125 Woodwind Drive, Olivenhain, CA 92024 Sachio b Taeko blatsubara 1360 Forest Avenue, Carlsbad, CA 92008 Sachio & Taeko Matsubara 1360 Forest Avenue, Carlsbad, CA 92008 Roy D, Atkin 3565 Trieste Drive, Carlsbad, CA 92008 Packard Development Corporation 725 Grand Avenue, Carlsbad, CA 92008 Packard Development Corporation 725 Grand Avenue, Carlsbad, CA 92008 Venus Investments, c/o Salim Israwi 425 N. Arden Boulevard, Los Angeles, CA 90004 Home Savings & Loan Association 3731 Wilshire Boulevard, Suite 970 Los Angeles, CA 90010 La Jolla Bank & Trust CO. P, 0, Box 22629, San Diego, CA 92122 -5- 93. 94, 95. 96. 203-304-18 97. 98. 203-320-02 99. 203-320-03 100. 203-320-04 101. 203-320-20 102, 203-320-40 103. 203-320-41 104. 203-354-01 105, 203-354-05 106, 203-354-07 107, 203-354-08 108. 203-354-12 109, 203-354-13 110. 203-354-14 -. 111. 203-354-15 112. 203-355-01 113, 203-355-02 114. 203-355-03 Parcel Number 203-304-15 203-304-16 203-304-17 203-304-19 Property Owner Ethel G, Mallette, Estate of 2963 Madison Street, Carlsbad, CA 92008 Pahl Investment Corporation P. 0, Box 399, Carlsbad, CA 92008 Oceanside Federal Savings C Loan Association c/o Pacifica Management 1901 Newport Boulevard, Costa Mesa, CA 92627 Oceanside Federal savings & Loan Association c/o Pacifica Management 1901 Newport Boulevard, Costa Mesa, CA 92627 Oceanside Federal Savings & Loan Association c/o Pacifica Management 1901 Newport Boulevard, Costa Mesa, CA 92627 Seta Boyadjian 3050 Pio Pica Boulevard, Carlsbad, CA 92008 John H. & Mary C. Grant 4065 Skyline Road, Carlsbad, CA 92008 Sixpence Inns of America 1751 E, Garry Avenue, Suite C, Santa Ana, CA 927C Seta Boyadjian 3050 Pio Pica Boulevard, Carlsbad, CA 92008 Gregory W. Losa, c/o Carl Karcher Enterprises P. 0. Box 4349, Anaheim, CA 92803 Gregory W, Losa 952 Elm Avenue, Carlsbad, CA 92008 Lloyd A. & Rae A. Davies/George W. & Mary Merkle 1067 Sandalwood, El Centro, CA 92243 Mildred R, Crowley 2928 Jefferson Street, Carlsbad, CA 92008 Fred A. & Phyllis E. Norman P. 0, Box 1395, Carlsbad, CA 92008 James A. & Ida E. Scanlon 7306 Borla Place, Carlsbad, CA 92008 Charlotte Thatcher/Robert H, Sonneman P, 0, Box 223, Carlsbad, CA 92008 James A. & Lana D, Besaw 2221 Wimbleton Lane, La Habra, CA 90631 John H, & Mary C. Grant 4056 Skyline road, Carlsbad, CA 92008 Gordon A. & Marilyn J. Larsen 1559 W, Eleventh Avenue, Escondido, CA 92025 Dorothy Metros/Marilyn B,‘ Carruthers, c/o Kim Hear 2747 Roosevelt Avenue, Carlsbad, CA 92008 Joanne F. &I Jode F. Gilbert 2747 Roosevelt Avenue, Carlsbad, CA 92008 Donald D. & Diane A, Yerkes 2942 Harding Street, Carlsbad, CA 92008 -6- Parcel Number Property Owner 115. 203-355-04 Neal T, & Carol R. Baker/Janet L. Walek, et al 3472 Parkside Drive, San Bernadino, CA 92404 116, 203-355-05 Nigel D, & Sari L. Fennel c/o Desert Petroleum, Inc. P. 0, Box 1601, Oxnard, CA 93030 KW:lms . . ” 1, CITY OF CARLSBAD L DESIGN REVIEW BOARD AGENDA MARCH 26, 1986 5:00 P.M. ************************************************************************** CALL TO ORDER ABSENT: ROLL CALL PLEDGE OF ALLEGIANCE CONTINUED PUBLIC HEARINGS: 1) RP/CUP 86-3 - JEFFERSON HOUSE II - Request for development of a 59 unit senior citizen apartment project at the southeast corner of the Jefferson St./Home Ave. intersection in Subarea 6 of the V-R Zone. DEPARTMENTAL: 2) RP/CUP 84-3(A)- CARLSBAD INN - Request for approval of a 630 square foot second story retail deck area. 3) RP 85-14(A) - TONY'S OF CARLSBAD - Request for approval of an amendment to an approved minor redevelopment permit to allow the sale of alcoholic beverages at an existing restaurant in the Big Bear Center at I-5 and Elm Avenue. 4) RP 85-21 - KITTY'S BOUTIQUE - Request for a minor redevelopment permit to convert one single family residence into a consignment resale shop at 945 Grand Avenue in Subarea 2 of the V-R Zone. APPROVAL OF MINUTES: Minutes of March 5, 1986 RESO.NO. 067 ACTION: APPROVED RESO.NO. ACTION: APPROVED VOTE: 5-o CC DATE: RESO.NO. 071 ACTION: APPROVED VOTE: 5-o CC DATE: w/conditions RESO.NO. 070 ACTION: DENIED VOTE: 5-o CC DATE: . . . ACTION: APPROVED VOTE: ADJOURNMENT: TIME: 6:00 PM -~ -~ -. -- - - - - _- a- r- JEFFERSON HOUSE II - - -’ . - - - T & ‘---man-’ CNVW- --F- 7 A I” I / / , / I I r I f L[ d i * k . . c m !, m-4 I I - . - - .- -- .- South Oceanside Proiect Site 9 0 0’ F 0’ 0 ++ 0 \ % ha 0 8 9 3 JEFFERSON HOUSE II Vicinity Map Not to scale. - JEFFERSON HOUSE II Background and Market The apartment style represented by Jefferson House II was proposed initially about ten years ago as a privately-financed, privately-built answer to the need for housing senior citizens. Since 1975 several hundred apartments of this type have been built in San Diego and Phoenix, financed in large measure by Great American First Savings Bank. Experience indicates that these apartments rent for less than other types of apartments not specifically designed and restricted to seniors. The prototype apartment, known as "The Orchard" in San Diego is a one-bedroom unit of from 450 to 500 square feet in a two story structure. Density is high - on the order of 75/acre -'and the parking requirement low - generally one space per four units. Jefferson House, located at the corner of Jefferson and Oak Streets in Carlsbad is a further development of the Orchard model. The principal differences are: minimum age in Carlsbad is 62 years vs. 55; structures are three stories not two; and the Carlsbad project is closer to the center of town. In addition, Jefferson House attempts to create a strong sense of community through its central courtyard design. The courtyard provides a secure environment for casual and voluntary interaction between residents that effectively responds to the insecurity and isolation that many seniors feel. Jefferson House was built in 1984 at the end of an eight year process, which included the adoption in 1979 of an ordinance permitting seniors' housing in the RP zone under certain conditions and at special densities. The City Council recognized the special affinity between seniors' housing and the redevelopment of the Village area. - In its 18 months of operation Jefferson House has proven the assumptions behind the building and the ordinance of the City of Carlsbad. Jefferson House II will be a further refinement of the building at Jefferson and Oak and will profit from experience there. -2- I.. -- - - - Market Segment Jefferson House attempts to house a special segment of the overall housing market: . The occupants will be at least 62 years old and in good enough health to care for themselves. . Occupants will be women, primarily. . The majority of occupants will not use an automobile or will want to get rid of one. . Most will want ready foot access.to banks, markets, medical and other services. . Most will be of moderate means, able to afford a rent at, or slightly below, competing market. I Affordability One of the primary objectives of Jefferson House is to provide affordable rental opportunities. In order to achieve rents below local fair market rates Jefferson House relies on a. few key elements to control costs. . Relatively high densities to permit the maximum distribution of one time costs such as land purchase. . Use of conventional construction materials and techniques in repetitive patterns. . Modest building design in terms of unit size, building configuration and decorative elements. . Use of contractors familiar with senior housing construction. Present Evidence of.Need -- It is generally accepted that the elderly segment of the population is growing rapidly, particularly in southern California. Ordinance 21.18.045 of the City of Carlsbad recognizes this viewpoint and addresses the Carlsbad solution. -3- - r) - - - The number of persons in San Diego County over 60 years of age continues to grow. According to SANDAG and census data this is the picture: - Regional Population Over 60 1970 Census 1,357,854 1975 11559,505 1980 l,a61,800 1990 ** 2,335,OOO * Extrapolation of 13% ** Series VI estimate 165,678 12.2% 203,813 13.0% 242,000 * 320,000 * SANDAG 1980 Carlsbad (Population Total): Persons 62 or older; Men Women 35,490 persons 5,112 persons 2,294 2,818 a 1980 Oceanside (Total) Persons 62 or older: Men Women 76,698 persons 12,750 persons 5,559 7,191 Since there is relatively little detailed census data for Carlsbad since 1980 the best judgment as to need for Jefferson House II comes from our experience at Jefferson and Oak. As of mid-January 1986, the picture looked like this at existing Jefferson House: (a) Women living alone: 38 Men living alone: 4 Couples 6 Total: 48 apartments (This mix confirms the assumptions of 1980.) (b) Number of names on waiting list: 74 (This is a new high.) (c) Turnover: 9 apartments in 18 months. Waiting time to fill: nil (d) Location of those waiting Carlsbad: Other North County: Elsewhere: 60% 35% 5% - -4- - (e) Inquiries: 3 per month - no advertising. -- - The key to a successful seniors project is the convenience and accessibility of services. Within a five minute walk of Jefferson House II are: . &%supermarket$ . Eight medical offices . U.S. Post Office . Twenty-seven restaurants . Seven banks . Carlsbad seniors' center . Three churches . The Village Center shopping area , - Passing in front are two bus lines giving good service to the whole of Carlsbad. Locational Advantages Slightly outside the five minute walk, but still convenient, are the library and the beach. Automobile Requirements -- We expect Jefferson House II will follow the example of Jefferson House as to the ownership and use of automobiles. Jefferson House experience tells us: Ownership: Only 16 automobiles are owned by the 54 individual tenants. Average ownership .33 vehicles per unit. Selling automobiles: At least six tenants sold their cars after moving in. Use: Ten occupants interviewed used their cars only twice a week. Parking Space Occupancy: Daytime: lo-12 spaces Night: 14-16 spaces (Note: SAMDAG (1976) study indicates average seniors traffic is 0.5 average daily trips/person.) -5- We conclude that, because of location, Jefferson House occupants: - - -- A.- - -- . Can walk to most desired points. . Are in a position to sell cars and make a significant reduction in personal costs. . Use cars less. At the same time we found tenants transferring their shopping, banking and medical purchases to Village businesses. Our conclusions regarding vehicle ownership are supported by two studies conducted in the City of San Diego. In 1984 SANDAG determined an average vehicle ownership rate of .56 per unit for senior housing projects based on answers to a questionnaire sent to tenants of eleven projects. In 1985 the City of San Diego Engineering and Development Department conducted a more rigorous on-site license plate survey of ownership at eight senior housing projects. The City of San Diego study determined that ownership ranged from .25 to .70 vehicles per dwelling unit and that the average rate was .4 vehicles per dwelling unit. It should be noted that very few of the projects included in these studies have the exceptional locational advantages of either Jefferson House or Jefferson House II. Redevelopment Permit/Conditional Use Permit Jefferson House II is a 35,000 square foot parcel lying entirely within the Carlsbad Redevelopment Area and the RP zone. It is a property ideal for satisfying this particular housing need. . . . . . On Code Section 21.18.045 is the legal vehicle permitting the requested use. The number of dwellings permitted is 75/acre or 59 dwellings. We propose 57 dwellings or 72/acre. The parking requirement can safely be set at 29 spaces or two apartments per space. Public facilities fee will be collected. Development standards can be controlled through the required Conditional Use Permit. Age and occupancy controls are placed on the property. The City Housing Office can be given priority access to available apartments. March 26, 1986, the City of Carlsbad Design Review Board unanimously approved the proposed Redevelopment Permit and Conditional Use Permit. -6- General Plan Conformance Jefferson House II is highly responsive of the Goals and Policies of the Housing Element of the Carlsbad General Plan. Attached - are a number of relevant quotes from the Housing Element. Under Goal Setting and the Land Use Element Page 5: ---- - "Medium and High Density Compatibility with Surroundings and Services - Provide close-in living and convenient shoppz in the commercial core. Limit and encourage large scale development of apartments in areas most appropriate from standpoint of convenience and access. "Housing Needs - Utilize programs to revitalize ---ma--- 7-B-m deteriorating areas or those with high potential for deterioration; seek to provide low and moderate income housing. , -- -. "Managed Development - Ensure orderly residential ---- - ir--- ,' developmentFa&d leapfrog" subdivision; and allow higher I density where existing or proposed public facilities can accommodate increased population and particularly within the Village Area Redevelopment Project." Under Goals Page 7: "TO assure that the city's future development provides an adequate diversity of housing, with types, prices, tenures and locations consistent with the age and economic characteristics of present and future residents. "TO provide affordable housing opportunities in a variety of types and locations to meet the needs of current low and moderate income households and a fair share proportion of future low and moderate income households. “TO assure that the amount and type of housing development or redevelopment is compatible and convenient with the locations of major facilities and services and, in particular, with major transportation and transit routes as well as major employment centers. "TO assure that all housing, whether market or assisted, is sold or rented in conformance with open housing policies free of discriminatory practices." -7- . - 4_ -- - - -.- - - Under Policies and Action Programs Page 14: "POLICY v Develop public incentives to assist the private market in providing broader housing opportunities for development of low and moderate income housing." Under Policies and Action Programs page 15: "Consider amending ordinances to allow development of low and moderate income rentals with reduction of normal off- street parking requirements, and increases in allowed density in their downtown area." Under Policies and Action Programs Page 16: "Consider amending ordinances to extend the provisions of the Senior Citizens Housing Development Ordinance to additional zones besides the R-P zone. "Consider amending ordinances to adopt a formula for waiving of facilities, services, or valuation fees or a percentage thereof on development of units qualifying as low and moderate income rentals. Under Policy and Action Programs Page 18: "The city will adopt an ordinance for "fast-tracking" of housing projects which helps meet Carlsbad's share of the regional need. Such an ordinance will include a reduction in building fees , plan check priority and field inspection priority. "The city shall develop a new high density zone designed to achieve low and moderate income housing. The minimum guaranteed density shall exceed the current high of 30 dwelling units per acre. Under Policies and Action Programs Page 19: -. "Review site suitability for low and moderate income housing projects based on HUD site and neighborhood standards (5880.206) which include (as a part) the following criteria: (1) The site must promote greater choice of housing opportunities and avoid undue concentration of assisted persons in areas containing a high proportion of low income persons. -8- - - - -- - - (2) (3) The site must comply with any applicable conditions in the local Housing Assistance Plan approved by HUD. The housing must be accessible to social, recreational, educational, commercial and health facilities and services, and to other municipal facilities and services that are at least equivalent to those typically Under Policies and Action Programs Page 20: "found in neighborhoods consisting largely of unassisted, standard housing of similar market rents. (4) Travel time and cost via'public transportation or private automobile, from the neighborhood to places of employment providing a range of jobs for lower-income workers, must not be excessive. (While it is important that elderly housing not be totally isolated from employment opportunities, this requirement need not be adhered to rigidly for such projects.)" Under Implementation Page 25: "Adequate Provision of Housing - Major policy and program suggestions of the Housing Element relates to this priority. The city's major efforts in adequate provision should be committed to accepting its fair share allocation of low-income units, applying to HUD for additional Section 8 assisted units, conducting a successful referendum for senior citizen housing and developing senior citizen housing on scattered sites to the city. These priorities are selected for several reasons: there is a pressing need for low income family and elderly units; pursuing the courses outlined above would more than meet the city's "good faith" goals for its lower income fair share allocation; article 34 referenda for senior citizen housing are usually successful; and, with a successful referendum the city would have a wide variety of options open to it as to how to develop the senior citizen housing." Under Implementation Page 26: "Achieving Affordability Major policy and program suggestions of the Housing Element relate to this priority. The city's major efforts in achieving affordability should be continued toward developing public incentive programs to foster private . -9- development will be at high levels over the next five years; "affordable" housing (above median income, but below current market prices) is needed in the city; demographic and employment projections indicate a growing need for such moderately priced housing in Carlsbad; and, public programs, whether federal, state or local, are unable to meet this type of need. Major additional work to be undertaken under this priority is the development of a voluntary inclusionary zoning and density bonus program which will be attractive to developers and encourage them to provide a small percentage of below market units." f s /.7--- : - ;g 1 ;;i i---- l .g , 2:: L :-,* q-- g.i 2 I I -- FA L L I L-1 L--i 4-- L--t t-- - I- :: s I % : JL- 1 2 I L “S- i- :: P -E ?a I I I ‘- -0 2 P 05 / a E ,-A! i I ’ .II 1 * !.’ 1 r i r--l t--t t I I I I 1 I g ’ :: ; i-,-- ET-P -T-’ I I L---P I -- *I YIN3hV WOW - .c E I/ - i E , 5 E r 1 1 i E Ef pl $ - 3 L i <iz 00 h< z9 : ! $ 8 : .- : : f s - a , I I / / I I I I I ! I I I I I 1 I I , IV 5 It 1: -- F-4 I 3 5 t ii ii -II -% f 0 8 ~$.:I” JWq4 - _.. ;~ .i .: