HomeMy WebLinkAbout1998-08-19; Planning Commission; ; CT 98-02|SUP 98-01|HDP 98-01 - COLINA ROBLEle City of CARLSBAD Plamning Departme' ~
A REPORT TO THE PLANNING COMMISSION
P.C. AGENDA OF: August 19, 1998
Item No.@
Application complete date: February 19, 1998
Project Planner: Jeff Gibson
Project Engineer: Clyde Wickham
SUBJECT: CT 98-02/SUP 98-01/HDP 98-01 -COLINA ROBLE -Request for a Mitigated
Negative Declaration, Tentative Tract Map, Special Use Permit, and Hillside
Development Permit to grade and develop a 30-lot and 28 unit single-family
residential subdivision on a 3 5 acre site located on the West side of Rancho Santa
Fe Road between Olivenhain Road and Calle Acervo, within Local Facilities
Management Zone 11.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 4341
APPROVING a Mitigated Negative Declaration and Mitigation Monitoring and Reporting
Program, and Planning Commission Resolutions No. 4342, 4343 and 4344 APPROVING CT
98-02, SUP 98-01, and HDP 98-01 based upon the findings and subject to the conditions
contained therein.
II. INTRODUCTION
The proposed project is for the creation of a 30-lot/28-unit residential single-family subdivision
on a vacant parcel on the west side of Rancho Santa Fe Road directly south of the Encinitas
Creek. The project will consist of 28 single-family lots ranging in size from 10,180 to 31,080
square feet and two large open space lots. The applicant is requesting to purchase 4.2 affordable
housing credits in the Villa Loma housing project to satisfy the project's affordable housing
requirements under the City's Inclusionary Housing Ordinance. On July 9, 1998 the City's
Housing Commission approved the request to purchase affordable housing credits. The project
requires a Tentative Tract Map, Special Use Permit, and Hillside Development Permit. Due to
the 23.64 acres of proposed open space, the project density of 1.54 dwelling units per net acre is
well below the project's growth control point of 3.2 dwelling units per acre for Residential Low
Medium designated property. The project also complies with City standards and all the
necessary findings can be made for the approvals being requested. In conclusion, staff believes
that the project has addressed all issues and, therefore, warrants approval.
III. PROJECT DESCRIPTION AND BACKGROUND
The project site is approximately 35 acres in size and is located directly west of Rancho Santa Fe
Road. The Encinitas Creek flows through the central portion of the property and along the
southern portion of the site there are hillsides. The site's topography ranges in elevation from
approximately 102 feet above sea level in the lowland portion of the property to 224 feet above
sea level in the upland area to the south. The parcel also contains riparian, coast live oak
CT 9~-02/SlJP 98-01/HDA-01 -COLINA ROBLE
August 19, 1998
Pa e2
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woodland, and chaparral habitat. The surrounding development consists of single-family homes
to the west and south, open space and Encinitas Creek (wetland habitat) to the north, and Rancho
Santa Fe Road to the east. The site is currently undeveloped.
The site is zoned R-10,000 and the proposed project consists of a public cul-de-sac street
developed with 28 single-family lots that range in size from 10,180 to 31,080 square feet. There
would also be two proposed open space lots. Open space Lot No. 30 is 14.8 acres in size,
contains General Plan Open Space, and includes Encinitas Creek, a large regional flood detention
basin, and the adjacent wetlands and floodway. Open Space Lot No. 29 is 8.84 acres in size, is
located south of the proposed single-family lots, and includes steep slopes, and oak woodland
and chaparral habitat. At this point in time there are no homes proposed on the single-family
lots. The lots would be sold individually or to a merchant home builder. The City would review
and approve the future homes by building permits.
The project includes a 20 foot trail easement to accommodate a future public trail (Trail Link No.
55A), which connects to the City of Encinitas to the west of the project site. To reduce traffic
noise impacts from Rancho Santa Fe Road a noise wall would be constructed at the top of the
slope along the rear of Lots No. 1 -6. The project is also located in the floodplain of Encinitas
Creek which flows through the site to the north of the planned residential lots. A portion of the
grading for the residential building pads is within the floodplain and the widening of Rancho
Santa Fe Road is located within the floodway and would impact approximately .74 acre of
wetland habitat. As a result of these impacts the project would be subject to a California
Department of Fish and Game Streambed Alteration Agreement (1601 Permit) and a U. S. Army
Corps of Engineers 404 Permit. Both permits require a no net loss of wetland habitat, therefore,
the onsite replacement of impacted wetland is required.
IV. ANALYSIS
The project is subject to the following regulations and requirements:
A. Carlsbad General Plan RLM (Residential -Low to Medium Density) designation
regulations;
B. R-1-10,000 Zone regulations (Carlsbad Municipal Code Chapter 21.10);
C. Subdivision Map Act;
D. Hillside Development regulations (Carlsbad Municipal Code Chapter 21.95);
E. Floodplain Management regulations (Carlsbad Municipal Code Chapter 21.110);
F. Inclusionary Housing regulations (Carlsbad Municipal Code Chapter 21.85); and,
G. Growth Management regulations.
CT 98-02/SUP 98-01/HDA-01 -COLINA ROBLE
August 19, 1998
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The recommendation for approval for this project was developed by analyzing the project's
consistency with the applicable regulations and policies. The project's compliance with each of
the above regulations is discussed in detail in the sections below.
A. General Plan
The General Plan designation of the project site is Residential Low-Medium (RLM) and Open
Space (OS). The RLM designation allows single-family residential development at a range of 0-
4 dwelling units per acre (du/ac). The site has a Growth Control Point of 3.2 du/ac. The density
of the proposed single-family subdivision is 1.54 du/ac. The designated OS portions of the site,
which includes Encinitas Creek and the associated 100 year flood way, would be preserved within
Open Space Lot No. 30 and the oak woodland and steep slopes would be preserved within Open
Space Lot No. 29. The project complies with all elements of the General Plan as illustrated in
Table A below:
Table A -GENERAL PLAN COMPLIANCE
ELEMENT USE, CLASSIFICATION, GOAL PROPOSED USES & COMPLY?
OBJECTIVE OR PROGRAM IMPROVEMENTS
Land Use Site is designated for Residential Single-family lots at 1.54 Yes
Low Medium at 3.2 du/ac. du/ac.
Housing Provision of affordable housing The purchase of 4.2 Yes
affordable housing credits
in Villa Loma
Public Safety Provide adequate flood control Project improvements will Yes
protection of property and minimize not significantly impact
flood hazards. the floodway and the
graded building pad and
street areas located in the
floodplain will not
increase existing flood
hazards in the area or
downstream.
Open Space Minimize environmental impacts to Project will provide 23.6 Yes
& sensitive resources within the City. acres of open space and a
Conservation biological mitigation plan
for impacts to sensitive
native habitat on-site.
Citywide Trail Program. Project will provide 20
foot trail easement and Yes
construction of Trail Link
No. 55A
Utilize Best Management Practices Project will conform to all Yes
for control of storm water and to NPDES requirements.
CT 9>8-02/SUP 98-01/HD--01 -COLINA ROBLE
August 19, 1998
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protect water quality.
Noise Residential exterior noise standard
of 60 CNEL and interior noise
standard of 45 CNEL.
Circulation Require new development to
construct roadway and intersection
improvements needed to serve
proposed development.
B. R-1-10,000 Zoning Regulations
Project will provide Yes
earthen berms and walls
and interior mechanical
ventilation ( closed
windows) to mitigate
traffic noise.
Project will provide Yes
intersection and roadway
improvements including
"A" street and future
frontage improvements
along Rancho Santa Fe
Road.
The proposed project meets or exceeds all applicable requirements of the R-1-10,000 zone as
demonstrated in Table B below. All lot sizes and lot widths meet or exceed the minimum
requirements for the zone. All required setbacks, lot coverage, and building height for the zone
will be determined by the Planning Department during building permit review for the homes.
Table B: R-1 ZONE COMPLIANCE
STANDARD REQUIRED PROPOSED
Min. Lot Size 10,000 sf 10,180 sf -31,080 sf
Min. Lot Width 75' 75' minimum
C. Subdivision Map Act Regulations
The Engineering Department has reviewed the proposed project and has concluded that the
subdivision complies with all applicable requirements of the Subdivision Map Act and the City's
Subdivision regulations. The City Engineer has made the necessary findings to allow a variance
from standard cul-de-sac length from 600 feet (Standard) to a maximum of 1700 feet for Street
"A". The City Engineer has also made the necessary findings to allow a variance from standard
intersection spacing along Rancho Santa Fe Road from 1200 feet (Standard) to 500 feet/900 feet.
"A" Street would "T" intersect with Rancho Santa Fe Road 500 feet south of proposed Avenida
Aragon and 900 feet north of proposed A venida Leon. The project site is located south of
Encinitas Creek and north of a steep hillside area which prohibits standard spacing of the
intersection. Proposed "A" street is aligned as far south as possible to provide adequate visibility
and safe access to Rancho Santa Fe Road.
The project is consistent with and satisfies all requirements of the General Plan and Title 21. It is
also compatible with surrounding residential land uses and provides, to the extent feasible, for
future passive/natural heating or cooling opportunities through future structure separation and
CT ~8-02/SUP 98-01/HD--01 -COLINA ROBLE
August 19, 1998
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unit design. The R-1-10,000 Zone requires a minimum 10,000 square foot lot size. Each of the
proposed lots exceeds the minimum requirement and can easily accommodate the proposed
residential development at the density proposed. The project grading involves approximately
59,000 cubic yards of cut and 55,000 cubic yards of fill and a grading permit is required.
The developer will be required to offer various dedications ( e.g., drainage easements, street right-
of-way) and will be required to install street and utility improvements, including but not limited
to, curbs, gutters, sidewalks, sewer facilities, drainage facilities, fire hydrants, and street lights.
Prior to recordation of the final map the developer is proposing to vacate portions of several
easements for flood inundation and drainage purposes as stated on the tentative map.
D. Hillside Development Regulations
The proposed cul-de-sac street and single-family lots would be graded in the relatively level
portion of the site between the steep hillsides to the south and the floodway to the north. There
are no grading impacts to 40% slopes and all steep slopes would be preserved within Open Space
Lot No. 29. The proposed project meets or exceeds all applicable requirements of the Hillside
Development regulations as demonstrated in Table C below:
Table C -HILLSIDE DEVELOPMENT COMPLIANCE
STANDARD REQUIRED PROPOSED
Preservation of 40% Slopes Preservation in Open Space Preserved in Open Space Lot
No. 29
Slope Height 30 feet 30 Feet Maximum Slope
Grading Volume Maximum = 7,999 cubic 4,876 cubic yds/acre
yds/acre
Contour Grading Variety of Slope Direction Manufactured slopes have
been contoured into the
natural topography of the
remaining undisturbed slopes
Slope Screening Landscaping Combination of trees, shrubs
and ground cover
Slope Setback Varies depending on building Determined at building
height permit
E. Floodplain Management Regulations
There is no residential development proposed in the Encinitas Creek 100 year floodway,
however, a portion of the proposed development is located in the floodplain adjoining the
floodway. Grading in the floodplain would include up to approximately 15 feet of fill for
portions of the residential building pads. The project's floodplain impact analysis prepared by
Dr. Howard H. Chang, dated February 27 1998, indicates that the proposed grading and filling in
the Encinitas Creek floodplain would not significantly impact the floodway, the storage capacity
of the existing detention Basin "D", and would not result in additional exposure to risk of on-site
CT 9-8-02/SUP 98-01/HD-S-Ol -COLINA ROBLE
August 19, 1998
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or off-site flooding from a 100 year flood. The proposed elevation of the residential building
pads and street would be above the 100 year flood level. In addition, the project would not
significantly change the direction of surface water movement or ground water flow, and,
therefore, would not affect adjoining properties. All the project's drainage would still flow
towards Encinitas Creek.
F. lnclusionary Housing Regulations
The City's Inclusionary Housing regulations (Chapter 21.85) require that a minimum of 15% of
all approved units in any qualified residential subdivision be made affordable to lower income
households. The inclusionary housing requirement for this project would be 4.2 dwelling units.
The applicant is requesting to purchase 4.2 affordable housing credits in the Villa Loma housing
project to satisfy the project's affordable housing requirements. The City's Affordable Housing
Policy (staff) Team reviewed the applicant's credit purchase request per the requirements of City
Council Policy 57 and 58. Staff found the request to be consistent with the two City Council
policies and made a recommendation of approval for the request to the City's Housing
Commission. The Housing Commission approved the request on July 9, 1998.
E. Growth Management
The proposed project is located within Local Facilities Management Zone 11 in the Southwest
quadrant of the City. The impacts on public facilities created by the project, and its compliance
with the adopted performance standards, are summarized in Table D below.
Table D : GROWTH MANAGEMENT COMPLIANCE
STANDARD IMPACTS COMPLIANCE
City Administration 97.34 sf Yes
Library 51.91 sf Yes
Waste Water Treatment n/a Yes
Parks .19 acre Yes
Drainage Basin D Yes
Circulation 280ADT Yes
Fire Station No. 6 Yes
Open Space 5.25 acres Yes
Schools San Dieguito & Encinitas Yes
Sewer Collection System 28EDU Yes
Water 6160 GPD Yes
The proposed project is 27.68 units below the Growth Management dwelling unit allowance.
V. ENVIRONMENTAL REVIEW
The initial study (EIA-Part II) prepared in conjunction with this project determined that some of
the environmental effects which are peculiar to the property or to this project are considered
direct significant and adverse impacts. The developer has agreed to add mitigation measures to
CT 9-8-02/SlJP 98-01/HD-,8-01 -COLINA ROBLE
August 19, 1998
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the project to reduce those adverse effects to below a level of significance in accordance with the
requirements of the California Environmental Quality Act (CEQA). The project's direct
significant effects include impacts to biological resources, noise from traffic on Rancho Santa Fe
Road, and paleontological resources. The proposed development area supports significant
wetland, southern mixed chaparral, and oak woodland habitat that will be impacted. The wildlife
agencies have reviewed and concur with the preliminary mitigation plan to replace wetland at a
2: 1 ratio and to replant wetland habitat in selected areas onsite. Prior to approval of a final map
or grading permit a detailed final biological mitigation plan will be required along with any
applicable State and Federal permits. In addition, traffic noise from Rancho Santa Fe Road will
impact the future homes in the project and a combination of earthen berms and noise attenuation
walls will be required. The project is within the scope of the City's Master Environmental
Impact Report and is utilized to address the project's cumulative air quality and circulation
impacts. Please see the Environmental Assessment Form-Part II for a detailed description of the
mitigation measures and the expanded justification for the recommendation to approve the
Mitigated Negative Declaration.
In consideration of the foregoing, on April 27, 1998 the Planning Director issued a Mitigated
Negative Declaration for the proposed project. The environmental documents were sent to the
State Clearinghouse for public agency review and one comment letter was received from the
California Department of Fish and Game. They concur with the issuance of the Mitigated
Negative Declaration subject to the condition that a conservation easement be placed over the
two open space lots and that the easement be dedicated to the City of Carlsbad. This condition
has been added to Planning Commission Resolution No. 4342 Condition No. 22 for CT 98-02.
ATTACHMENTS:
1. Planning Commission Resolution No. 4341 (Mitigated Negative Declaration)
2. Planning Commission Resolution No. 4342 (CT 98-02)
3. Planning Commission Resolution No. 4343 (SUP 98-01)
4. Planning Commission Resolution No. 4344 (HDP 98-01)
5. Location Map
6. Background Data Sheet
7. Local Facilities Impact Assessment Form
8. Disclosure Statement
9. Reduced Exhibits
10. California Department of Fish and Game letter dated May 26, 1998
11. Full Size Exhibits "A" -"G" dated August 19, 1998
. ,
CITY OF ENCINITAS
COLINA ROBLE
CT 98-02/SUP 98-01/HDP 98-01
CASE NO:
-BACKGROUND DATA SHEET -
CT 98-02/SUP 98-01/HDP 98-01
CASE NAME: COLINA ROBLE
APPLICANT: COLINA ROBLE LLC
REQUEST AND LOCATION: A 30 lot/28 unit residential subdivision for single-family
homes on the West Side of Rancho Santa Fe Road between Olivenhain Road and Calle Acervo
LEGAL DESCRIPTION: A portion of Lot 13 of the Subdivision of Rancho Las Encinitas, in
the City of Carlsbad, County of San Diego, State of California, according to map thereof No.
848, filed in the office of the County Recorder of San Diego County, on June 27, 1898
APN: 255-040-55 Acres: -"-35 ______ Proposed No. of Lots/Units: 30 lots/28 units
GENERAL PLAN AND ZONING
Land Use Designation: =RL=M=/-=O;..cSc...-_____________________ _
Density Allowed: 0-4 Density Proposed: _1 _.5_4 __________ _
Existing Zone: R-1-10,000/OS Proposed Zone: N"'--"-'/A'-"-------------
Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning
Requirements)
Zoning Land Use
Site R-1-10,000/OS RLM/OSN acant
North PC RLM/Single Family
South Encinitas Single Family
East R-1-10,000 RLMNacant
West Encinitas Single Family
PUBLIC FACILITIES
School District: San Dieguito/Encinitas Water District: Olivenhain Sewer District: Leucadia
Equivalent Dwelling Units (Sewer Capacity): =28~----------------
Public Facilities Fee Agreement, dated: =Jan=u=ary:..,....:2=-=1"-"-'-=1-"-9-"-98=----------------
ENVIRONMENTAL IMPACT ASSESSMENT
[8J Negative Declaration, issued ~A=p=ri=-1 =27"'""',~1~9~9~8 _______________ _
D Certified Environmental Impact Report, datedN =-"-'I A'--=--------------
D Other,N "'-'-'-"-/A-"------------------------
CITY OF CARLSBAD
GROWTH MANAGEMENT PROGRAM
LOCAL FACILITIES IMPACTS ASSESSMENT FORM
(To be Submitted with Development Application)
PROJECT IDENTITY AND IMP ACT ASSESSMENT:
FILE NAME AND NO: COLINA ROBLE -CT 98-02
LOCAL FACILITY MANAGEMENT ZONE: 11 GENERAL PLAN: =RL=M=/:.....::O=S ____ _
ZONING: R-1-10.000/OS
DEVELOPER'S NAME: COLINA ROBLE LLC ~---~~=~---------------
ADDRESS: 3573 EAST SUNRISE DRIVE SUITE 221, TUCSON AZ 85718
PHONE NO.: NIA ASSESSOR'S PARCEL NO.: =25~5---'-0"--'4"""-0--"-5"-5 _________ _
QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 35 AC/30 LOTS/28 DUS
ESTIMATED COMPLETION DATE: NIA ~~-----------------
A.
B.
C.
D.
E.
F.
G.
H.
I.
J.
K.
City Administrative Facilities:
Library:
Demand in Square Footage=
Demand in Square Footage=
Wastewater Treatment Capacity (Calculate with J. Sewer)
Park:
Drainage:
Demand in Acreage =
Demand in CFS =
Identify Drainage Basin =
(Identify master plan facilities on site plan)
Circulation: Demand in ADT =
(Identify Trip Distribution on site plan)
Fire:
Open Space:
Schools:
(Demands to be determined by staff)
Served by Fire Station No. =
Acreage Provided =
Sewer: Demands in EDU
Identify Sub Basin =
(Identify trunk line(s) impacted on site plan)
Water: Demand in GPD =
98.34
51.91
NIA
.19
NIA
D
280
6
5.25
San Dieguito & Encinitas
28
D
6160
L. The project is 27.68 units the Growth Management Dwelling unit allowance.
-City of • Carlsbad
■@RI,,,,. ,f-1 •24-Ei, I ■■t 4 ,ii
DISCLOSURE STATEMENT
Applicant's statement or disclosure of certain ownership interests on all
applications which will require discretionary action on the part of the City
Council or any appointed Board, Commission or Committee.
The following information must be disclosed:
1 . APPLICANT
List the names and addresses of all persons having a financial interest in the
application.
Colina Bable, T.T,C
David M, Bentley
3573 East Sunrise Dr., #221
Tucson, AZ 85718
2. OWNER
List the names and addresses of all persons having any ownership interest in the
property involved.
Wiegand Properties Partnership
Harold Wiegand
P.O. Box 998
Dixon, CA 95620
John Wiegand
2352 Altisma Wy.
Carlsbad, CA 92009
(See pg. 2 for additional owners)
3. If any person identified pursuant to (1) or (2) above is a corporation or partnership,
list the names and addresses of all individuals owning more than 10% of the shares
in the corporation or owning any partnership interest in the partnership.
4. If any person identified pursuant to (1) or (2) above is a non-profit organization or a
trust, list the names and addresses of any person serving as officer or director of
the non-profit organization or as trustee or beneficiary of the trust.
2075 Las Palmas Dr.• Carlsbad. CA 92009-1576 • (619) 438-1161 • FAX (619) 438-0894
L-1°3~
5. H~ve you had mlthan $250 worth of business tra.ted with any member of
City ·staff, Boards, ~om missions, Committees and/or Council within the past twelve
( 12) months?
D Yes @No If yes, please indicate person(s):_~----------
Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club,
fraternal organization, corporation, estate, trust, receiver, syndicate, this and any other county, city
and county, city municipality, district or other political subdivision or any other group or
combination acting as a unit."
NOTE: Attach additional sheets if necessary. •
2. Owners -Continued
Carl Wiegand
415 S. Almond
Dixon, CA 95620
Disclosure Statement 10/96
ooJJ 12./~!°11
Signature of applicant/date
Print or type name of applicant
Dan Wiegand
359 Via Andalusia
Encinitas, CA 92024
Page 2 of 2
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CT 98-02 HDP 98-01 SUP 98-01
STANDARDS VARIANCE 98-01 le 98-02
SHEET 2 OF 2
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STAT~ OF CALIFO~NIA-TH~ RESOURCES AGE'Y
DEPARTMENT OF FISH AND GAME
Natural Community Conservation Planning
4949 Viewridge Avenue
San Diego, CA 92123
(619) 467-4251
FAX 467-4235
Mr. Jeff Gibson
Planning Department
City of Carlsbad
2075 La Palmas Drive
Carlsbad, CA 92009-1576
• PETE WILSON Governor
May 26, 1998
Proposed Mitigated Negative Declaration for
Colina Roble Project (CT 98-02/SUP 98-01/HDP 98-01)
Dear Mr. Gibson:
The California Department of Fish and Game's (Department) Natural Community
Conservation Planning (NCCP) staff has completed its review of the proposed Mitigated Negative
Declaration for the Colina Roble project. The project area is located south of the southwest comer
of Rancho Santa Fe Road and Olivenhain Road. The project proposes to develop 28 residential units
on 35 acres.
The project proposes to impact 0.04 acres of southern mixed chaparral, 0.74 acres of
wetlands, and one coast live oak. Impacts to southern mixed chaparral will be mitigated through the
conservation of a 8.40 acre open space lot. Impacts to wetlands are proposed to be mitigated
through the onsite restoration of wetlands at a 2: I ratio (0.08 acres). Please note that a Streambed
Alteration Agreement (Section 1600 of the Fish and Grune Code) is required for impacts to wetlands,
and the Department of Fish and Game's regional office should be contacted for consultation and to
finalize the mitigation requirements. To obtain a Streambed Alteration Packet please contact the
Department's Region 5 Environmental Services office by phone at 562/590-5137 or by mail at 330
Golden Shore, Suite 50, Long Beach, California 90802. Mitigation for the impacted single coast live
oak is through the onsite replacement at a 3: 1 ratio.
Through the review of the project's Mitigated Negative Declaration and Initial Study the
Department concurs that the proposed mitigation is consistent with the City of Carlsbad's developing
Multiple Habitat Conservation Program (MHCP) plan. However, the Department recommends that
the project's two open space lots be placed into conservation easements and dedicated to the City
of Carlsbad to ensure the protection of the upland and wetland areas. With acceptance of the above
concern, the Department concurs that the issuance of the Mitigated Negative Declaration is
Mr. Jeff Gioson
May 26, 1998
Page 2
•
appropriate. Please contact this office at the above address or phone number if you need to respond
to this comment letter.
cc: Department of Fish and Game
File: Chron
Gail Presley
Sacramento
Terri Dickerson
Long Beach
David Lawhead
Rob Thomas
San Diego
U.S. Fish and Wildlife Service
Nancy Gilbert
Carlsbad
file: NCCP/CLNARBLE.NEG
Sincerely,
William E. Tippets
NCCP Field Supervisor
./
•
The Ci:ty o:l' Ca.r1sba.d H:ousin.g & R.ede-Ye1opm.en..-t Depa.r-t::an.en..-t
A REPORT TO T:H:E
:H:OU-SIN'G C01W1VIISSION'
DATE:
SUBJECT:
JUNE 11, 1998
lillta.tt: Cra:la :o. Hu.t.z
M:•n-.-men.c~y.,-c
I;te:n1 No. 1
CT 98-02 -COLINA ROBLE, LLC. -APPLICATION TO PURCHASE 4.2
AFFORDABLE HOUSING CREDITS IN THE VILLA LOMA HOUSING
PROJECT
I. RECOMMENDATION
That the Housing Commission ADOPT Resolution No. 98-008, recommending that the City Council
APPROVE a request by Colina Roble LLC., to purchase 4.2 Affordable Housing Credits in the Villa
Loma housing project in order to satisfy the affordable housing obligation of the Colina Roble project
under the City's Inclusionary Housing Ordinance.
II. BACKGROUND
Colina Roble LLC., is currently processing an application for tentative map (CT 98-02) to develop 28
single family homes on approximately 33 acres. Due to the environmental and topographical constraints
of the site, approximately 72% of the site will remain as open space. The project consists of one cull-de-
sac street and includes home sites with a minimum parcel size of 10,000 square feet. The development of
28 homes will require the developer to provide 4.2 units of housing affordable to lower income
households as required by the City's Inclusionary Housing Ordinance.
It is the applicant's position that there are significant constraints on the site which would make it difficult
to provide the affordable housing units on-site. Therefore, the applicant is requesting to purchase
Affordable Housing Credits ("credits") in the Villa Loma project in lieu ·of on-site construction. The
City's Inclusionary Housing Ordinance permits off-site satisfaction of an inclusionary requirement through
participation in a Combined Inclusionary Housing Project ("Combined Project") if the City Council
determines that it is in the public interest. Purchase of credits in the Villa Loma project constitutes
participation in a Combined Project. There are 143 credits currently available for purchase.
Policies Regarding Off-Site Projects and Purchase of Affordable Housing Credits
The City Council has adopted two policies which deal with off-site or Combined Projects and the sale of
Affordable Housing Credits. Council Policy 57 was developed to establish the criteria to be utilized in
order to make the necessary finding that off-site satisfaction of an inclusionary housing requirement, when
proposed through a Combined Project, is in the public interest. Council Policy 58 was established to
determine the price of credits and the mechanism to satisfy a developers obligation under the City's
Inclusionary Housing Ordinance.
-CT 98-02 -COLINA ROBLE, LLC.
JUNE 11, 1998
PAGE2
DISCUSSION
•
The Council Policies require staff to evaluate the request for off-site satisfaction of the inclusionruy
housing obligation and the purchase of credits based upon three primacy criteria. The criteria includes: 1)
feasibility of on-site proposal; 2) relative advantages/disadvantages of an off-site proposal; and 3) the
advancement of housing goals and strategies. The following is a summruy of staff's analysis of the criteria
for the project.
Feasibility of On-site Proposal
• The small scale of the developable area, the physical constraints caused by the large slope
areas and the environmental constraints of Encinitas Creek effectively precludes all types of
on-site affordable housing projects. Also, the small scale of the affordable housing project
makes the development economically unfeasible due the significant financial subsidy which
would be required for the project. Further, the small scale of the affordable housing project
makes it unlikely that the project will generate interest from available funding sources.
Relative Advantages/Disadvantages of an Off-site Proposal
• The participation in the off-site project will allow the City to recover the costs
associated with the development of excess affordable housing units.
• The Villa Loma project has locational advantages over the on-site project in terms of direct
access to jobs, public transportation, schools, parks as well as other amenities and services due
to the being located directly on a major thoroughfare.
Advancing Housing Goals and Strategies
• The recovery of the City's investment in the Villa Loma Project will provide for additional
financial resources which are needed to further affordable housing development in the
community.
RECOMMENDATION
Based upon the analysis of the above criteria, the Affordable Housing Policy (staff) Team believes that
adequate justification has been provided by the Developer to make the finding that the off-site satisfaction
of the inclusionary housing requirement is in the public interest. Therefore, the staff team is
recommending that the request to purchase credits be recommended for approval by the Housing
Commission.
EXHIBITS
I. Housing Commission Resolution No. 98-008
2. Applicant Request to Purchase Credits
3. Draft Affordable Housing Agreement
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HOUSING COMMISSION RESOLUTION NO. 98-008
A RESOLUTION OF THE HOUSING COMMISSION OF THE CITY
OF CARLSBAD, CALIFORNIA, TO RECOMMEND THAT THE
CITY COUNCIL APPROVE A REQUEST BY COLINA ROBLE
LLC.,TO PURCHASE 4.2 AFFORDABLE HOUSING CREDITS IN
THE VILLA LOMA HOUSING PROJECT IN ORDER TO SATISFY
THE AFFORDABLE HOUSING OBLIGATION OF THE COLINA
ROBLE PROJECT UNDER THE CITY'S INCLUSIONARY
HOUSING ORDINANCE.
APPLICANT: COLINA ROBLE, LLC.
CASE NO: CT 98-02
WHEREAS, Colina Roble LLC., has made application for Tentative Map CT 98-02 within the
City of Carlsbad for the development of a 28 unit residential subdivision;
WHEREAS, the subdivision of land for 28 residential units requires the developer to provide
4.2 units of housing affordable to lower income households as required by Carlsbad Municipal Code
Section 21.85 of the City's Inclusionary Housing Ordinance;
WHEREAS, the Villa Loma housing project was conceived and developed with City
participation based on the creation of 184 excess affordable housing units which would be available to
satisfy other developers inclusionary housing obligation;
WHEREAS, Colina Roble LLC., has requested to purchase Affordable Housing Credits as a
means to satisfy their affordable housing obligations as permitted by Carlsbad Municipal Code Section
21.85 of the City's Inclusionary Housing Ordinance and consistent with City Council Policies 57 and 58;
WHEREAS, the request to purchase Affordable Housing Credits has been submitted to the City
of Carlsbad's Housing Commission for review and consideration;
WHEREAS, said Housing Commission did, on th~ 11th day of June, 1998, hold a public
meeting to consider said request for the purchase of Affordable Housing Credits by Colina Roble LLC;
WHEREAS, at said public meeting, upon hearing and considering all testimony, if any, of all
persons desiring to be heard, said Commission considered all factors relating to the application and
request to purchase Affordable Housing Credits;
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Housing Commission of the City
of Carlsbad, California, as follows:
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1. The above recitations are true and correct.
2. The project is consistent with the goals and objectives of the City of Carlsbad's Housing
Element and Consolidated Plan, the Inclusionary Housing Ordinance, and the Carlsbad
General Plan.
3. Based upon the analysis contained within the Housing Commission Staff Report, the
Housing Commission finds that the off-site satisfaction of the inclusionary housing
requirement is in the public interest.
4. That based on the information provided within the Housing Commission Staff Report and
testimony presented during the public meeting of the Housing Commission on June 11, 1998
the Commission recommends that the City Council APPROVE a request by Colina Roble
LLC Corporation to purchase 4.2 affordable housing credits in the Villa Loma housing
project in order to satisfy the affordable housing obligation of the Colina Roble project
under the city's inclusionary housing ordinance.
5. That the Housing Commission recommends that the City Manager or his designee be
authorized to execute the Affordable Housing Agreement in substantially the form presented
in Exhibit 3 to the Housing Commission Staff Report and to execute such other documents,
or take other actions as may be necessary or appropriate to assist the developer in acquiring
the Affordable Housing Credits.
General Conditions:
1. Within sixty (60) days of the City Council approval of Developer's request to purchase Affordable
Housing Credits, and prior to receiving Final Map approval, Developer shall execute this Agreement
and purchase 4.2 Housing Credits. Execution of this Agreement by the parties and payment of the
required fee to the City by the Developer shall fully satisfy the Developer's affordable housing
obligation pursuant to Chapter 21.85 of the Carlsbad Municipal Code and the above-referenced
conditions of approval. Upon execution of this Agreement and receipt of the above payment from
developer, City will record an appropriate release of the developer's obligation.
HC RESO. NO. 98-008
PAGE2
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PASSED, APPROVED, AND ADOPTED at a regular meeting of the Housing Commission of
the City of Carlsbad, California, held on the 11th day of June, 1998, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
DEBBIE FOUNTAIN
KATHLEEN DUNN-WELLMAN, CHAIRPERSON
CARLSBAD HOUSING COMMISSION
13 HOUSING AND REDEVELOPMENT DIRECTOR
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HC RESO. NO. 98-008
28 PAGE3
OFF-S.ND COMBINED INCLUSIONARY .ING PROJECT
ASSESSMENT WORKSHEET
1. Applicant Name and Address:
COLINA ROBLE, LLC
C/0 David M. Bentley
3573 East Sunrise Drive, #221
Tucson, AZ 85718
2. Off-site or Combined Project Name:
Villa Loma
BACKGROUND
3. Description of Project wm, lnclusionary Housing Obligation:
a 30 lot, 28 unit R-1-10,000 sq. ft. subdivision
28 x 15% = 4.2 units
4. Proposed On-site Project Description (If any):
-None
5. Proposed Off-site Project Description:
None
6. Description of On-site Project Constraints: ·
.-.,,··
J
Colina Roble is a 28 unit subdivision with a minimum lot size of 10,000 sq. ft.
with a 4.2 affordable unit requirement, there is no economy in scale because of
the size. Also, the large lot s·ize and significant public improvement requiremen
will produce a significant pric~ difference between any onsite affordable units
and the proposed single family development.
Attachment "1" to Council Policy Statement No. 57
-~-WORKSHEET
ASSESSMENT CONCLUSION
(Check appropriate box)
DOES NOT SUPPORT SUPPORTS OFF-SrrE
ASSESSMENT CRI1ERIA OFF-SfTE PROPOSAL INCONCLUSIVE PROPOSAL
1. Feasibility of the On-site Proposal.
a. Are there significant feasibility issues due to
factors such as project size, site constraints,
amount and availability of required subsidy,
and competition from multiple projects that .· •. ,
make an on-site option impractical?
Brief Narrative:
Yes, Although growth management calculation;, would allow 55 units, because of
onsite constraints, only 28 units can be achieved. 72% of the site is steep slopE ~
sensitive upland habitat or wetlands.
b. Will an affordable housing product be difficult
to inteorate into the proposed market
development because of significant price
and product type disparity?
Brief Narrative:
Yes, the future homes will probably be in excess of 3,000 sq. ft. and be in _the
high $300,000 to $500,000 range. A small apartment project of four units _that
can rent for affordable rents ($450 to $600±)-would not be compatible with the
c1rea.
C. Does the on-site development entity have
the capacity to deliver the proposed
affordable housing on-site?
Brief Narrative:
No, the applicant is a developer and not a builder and is not expirienced .in the
development of affordable housing. Also, the development of four affordable
units does not appear to be a feasible proposal.
2. Relative Advantages/Disadvantaaes of the Off-
site Proposal.
a. Does the off-site option offer greater feasibilitv
and cost effectiveness than the on-site
alternative, particularly regarding potential
local public assistance?
2
~r.==========I
ASSESSMENT CRrTERIA
Brief Narrative:
WORKSHEET
ASSESSMENT CONCLUSION
(Check appropriate box)
DOES NOT SUPPORT
OFF-SITE PROPOSAL INCONCLUSIVE
SUPPORTS OFF-STTE
PROPOSAL
Yes, Villa Loma i~ a successful.project. The applicant participation in Villa
Loma would assist the City recover their investment.
b. Does the off-site proposal have location
advantages over the on-site alternative, such
as proximity to jobs, schools, transportation,
services; less impact on other existing
developments, etc.?
Brief Narrative:
Yes, Villa Loma is on El Camino Real and near the job center of Carlsbad.
Affordable housing onsite would not be convieniertt to public services.
c. Does the off-site option offer a development
entity with the caoacity to deliver the proposed
project?
Brief Narrative:
Yes, Villa Loma is an existing successful project.
d. Does the off-site option satisfy multiple
developer obliaations that would be difficult
to satisfy with multiple projects?
Brief Narrative:
Yes, one of the purposes of Villa Loma .was to address this question.
3. Advancing Housina Goals and Strategy
a. Does the off-site proposal advance and/or
support City housing goals and policies
expressed in the Housing Element, CHAS
and lnclusionary Housing Ordinance?
Brief Narrative:
Yes, Villa Loma has a large number of units and a diversity of affordable
housing stock with its 344 units.
SUM/VARY
DOES NOT SUPPORT
OFF-SrTE PROPOSAL
3
INCONCLUSIVE
SUPPORTS OFF-S!T£
PROPOSAL
•
OCEANSIDE
PACIFIC
OCEAN
7a
COLINA ROBLE
CITY OF CARLSBAD
· Ladwig Design Group, Inc.
703 Palomar Airport Road #300
Carlsbad, California 92009
(760) 438-3182
FAX (760) 4~8-0173
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Ladwig Design Group, Inc.
(AMENDED 4/21/98)
JUSTIFICATION FOR A STANDARDS VARIANCE
TO LENGTH OF CUL-DE-SAC
"A" STREET -COLINA ROBLE
Description of"A" Street (modified hillside and standard cul-de-sac street).
Where "A" Street joins Rancho Santa Fe Road, the right-of-way width will be 60 feet (40' curb to
curb) and then transitioned to 50 feet (36' curb to curb) opposite Lots 1 and 2 where it is a single
loaded street with sidewalk on the north side only up to Lots 11/12. At Lots 11/12, "A" Street will
transition from a hillside street to a standard 56-foot (36' curb to curb) cul-de-sac street with full
improvements on both sides. Engineering Standards suggest a cul-de-sac length of 600 feet with
1,200 feet being acceptable under certain conditions. "A" Street as proposed, is 1,650 feet and
approval is requested based on the following:
A. Total number oflots served is 28 or ADT of 280. City Standards allow maximum ADT
of 500.
B. No access is available to the west (City of Encinitas) or to the south (steep slopes and
sensitive habitats) or to the north (Encinitas Creek floodway and sensitive wetlands) along
with the habitat corridor for the proposed Habitat Management Plan (HMP). Only a long
and narrow area of the project site is available for development (28% of the site area).
C. Over 1,000 feet (67%) of the length of"A" Street is single loaded (lots on one side of the
street) starting at Rancho Santa Fe Road.
D. Sprinkler systems in all homes will be required to help the fire response time for the fire
department.
E. All panhandle lots on the revised plan (extended cul-de-sac) have been eliminated.
Based on the above, we feel the standards variance may be granted as further stated below:
A. The site shape and condition are extraordinary and unusual and the surrounding property
necessitates the requested variance.
B. The proposed street drainage system meets or exceeds City requirements.
703 Palomar Airport Road ♦ Suite 300 ♦ Carlsbad, California 92009
(760) 438-3182 FAX (760) 438:.0173
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C. The variance will not cause unanticipated traffic at the intersection of "A" Street and
Rancho Santa Fe Road (500 ADT maximum allowed for this type of cul-de-sac versus
280 ADT actual).
D. The variance will not be detrimental to any improvements or conditions in the area -the
only affect is on the proposed project.
E. No affect can be determined on the City's Comprehensive General Plan or other Codes
and Requirements.
NOTE: Revisions to original submittal on 1/21/98 are shown bold.
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L-1039.064
4/21/98