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HomeMy WebLinkAbout2004-04-21; Planning Commission; ; SDP 03-17|CDP 03-34 - LA CASA DE CORAZON4'he City of Carlsbad Planning Departmef A REPORT TO THE PLANNING COMMISSION P.C. AGENDA OF: April 21, 2004 Item No.© Application complete date: March 16, 2004 Project Planner: Jessica Galloway Project Engineer: Clyde Wickham SUBJECT: SJ:>P 03-17/CDP 03-34 -LA CASA DE CORAZON -Request for approval of a Site Development Plan and Coastal Development Permit to demolish an existing single-family dwelling and to construct a two-story, two-unit apartment project on property generally located on the east side of Garfield Street just south of Chinquapin Avenue at 4016 Garfield Street and within Local Facilities Management Zone 1. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolutions No. 5617 and 5618 APPROVING Site Development Plan SDP 03-17 and Coastal Development Permit CDP 03-34, based on the findings and subject to the conditions contained therein. II. INTRODUCTION The project is a request to demolish an existing single-family dwelling and to construct a two- story, two-unit apartment project on property located on the east side of Garfield Street just south of Chinquapin Avenue at 4016 Garfield Street. The project requires a Site Development Plan (SDP) and a Coastal Development Permit (CDP). The project's proposed density of 14.52 dwelling units per acre is below the Residential High (RH) density range of 15 -23 dwelling units per acre, and below the Growth Management Control Point of 19 dwelling units per acre. The site is constrained in size at 6,000 square feet and does not allow for the construction of more than 2 units. The project is an infill development of no more than four dwelling units and is exempt from CEQA review. The project complies with the requirements of the Zoning Ordinance, the Beach Area Overlay Zone (BAOZ), the Local Coastal Program (LCP) and City Council Policy 44. The project is located within the appeal area of the Local Coastal Program and is appealable to the California Coastal Commission. Staff is recommending approval of the requests. III. PROJECT DESCRIPTION AND BACKGROUND The applicant proposes to develop a two-story, two-unit apartment on a .13-acre site located on the east side of Garfield Street just south of Chinquapin Avenue, at 4016 Garfield Street. The General Plan Land Use designation is RH, which allows 15 -23 dwelling units per acre with a Growth Management Control Point of 19 dwelling units per acre. The zoning is R-2, which allows for single family to four-family dwellings. The size of the lot is approximately 50 feet wide and 120 feet deep and would not support a third unit in design, and the calculated density of a 3 unit project (21.72 du/ac) would exceed the growth control point of 19 du/ac. SDP 03-17 /CDP 03-34 -! CASA DE CORAZON April 21, 2004 Pa e2 A five-car underground garage is proposed to accommodate the 2 dwelling units and one guest parking space. The existing topography gradually slopes to the east. Minimal grading will be required involving a cut of 134.5 cu/yds and fill of 216 cu/yds and importing 81.5 cu/yds. The first floor unit is 2,503 square feet and the second floor unit is 2,505 square feet. Each unit has a separate entry door on the front porch. From the front, or Garfield Street elevation, the two-unit apartment will look like a single family home. The building will be constructed of stucco with recessed and enhanced windows, and with a flat tile roof. Adjacent development consists of two-family homes with large condominium projects in the immediate area. This is an appropriate site for a two-story, two-unit apartment project within a diverse neighborhood of one and two-story single-family, two-family homes, condominium projects, and apartments. IV. ANALYSIS The project is subject to the following plans, ordinances and standards: A. Residential High Density (RH) General Plan Land Use Designation; B. R-2 Two-Family Residential Zone (CMC 21.12); C. Beach Area Overlay Zone (BAOZ) (CMC 21.82); D. City Council Policy 44; E. Coastal Development Permits (CMC 21.201); F. Mello II Segment of the Local Coastal Program; G. InclusionaryHousing Ordinance (CMC 21.85); and H. Growth Management Ordinance (LFMP Zone 1). The recommendation for approval of 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 for the property is RH. The RH designation allows residential development at a density range of 15 -23 dwelling units per acre with a growth control point of 19 dwelling units per acre. The project's proposed net density of 14.52 du/ac is below the Growth Management Control Point density (19 du/ac) used for the purpose of calculating the City's compliance with Government Code Section 65584. However, consistent with Program 3.8 of the City's certified Housing Element, all of the dwelling units, which were anticipated toward achieving the City's share of the regional housing need that are not utilized by developers in approved projects, are deposited in the City's Excess Dwelling Unit Bank. These excess dwelling units are available for allocation to other projects. Accordingly, there is no net loss of residential unit capacity and there are adequate properties identified in the Housing Element allowing residential development with a unit capacity, including second dwelling units, adequate to satisfy the City's share of the regional housing need. The project complies with all elements of the General Plan as outlined in the table below: SDP 03-17 /CDP 03-34 -! CASA DE CORAZON April 21, 2004 Pae 3 TABLE A: GENERAL PLAN COMPLIANCE ELEMENT USE, CLASSIFICATION, PROPOSED USES & GOAL, OBJECTIVE OR IMPROVEMENTS PROGRAM Land Use Site is designated for Two-family dwelling at 14.52 Residential Medium High du/ac. (RH) at 15 to 23 du/ac and a Growth Control Point of 19 du/ac. Housing Provision of affordable The payment of an in-lieu fee housing. per dwelling unit. Public Safety Reduce fire hazards to an Fire access is adequate. acceptable level. Open Space & Minimize environmental Project does not impact Conservation impacts to sensitive resources sensitive resources. within the City. Utilize Best Management Project will conform to all Practices for control of storm NPDES requirements and water and to protect water provide a Storm Water quality. Pollution Prevention Plan (SWPPP). Noise Residential exterior noise Project is not impacted by standard of 60 CNEL and potential noise generating interior noise standard of 45 sources such as Carlsbad Blvd. CNEL. or McClellan-Palomar Airport. Circulation Require new development to Project will install all construct roadway necessary improvements, to improvements needed to serve include sidewalk, driveway proposed development. approach, curb and gutter. COMPLY? Yes Yes Yes Yes Yes Yes Yes B, C, & D. R-2 Zoning, Beach Area Overlay Zone & City Council Policy 44 The La Casa De Corazon project is subject to Chapter 21.82 of the Zoning Ordinance, BAOZ, in addition to the development standards of the R-2 Zoning designation and City Council Policy 44. The table below demonstrates the project's compliance with all development standards required in the R-2 and BAOZ zones, including setbacks, lot coverage, parking and height restrictions. TABLE B: R-2 AND BAOZ COMPLIANCE Standard Required Proposed Comply? Density 15-23 du/ac 14.52 du/ac Yes Setbacks Front entry garage -20 feet 20 feet Yes Sides -5 feet 5 feet Yes Rear -10 feet 22 feet Yes Resident Parking Four Spaces Four Underground Spaces Yes SDP 03-17 /CDP 03-34-:f CASA DE CORAZON April 21, 2004 Page4 TABLE B: R-2 AND BAOZ COMPLIANCE, CONTINUED Standard Required Proposed Guest Spaces One Space One Underground Spaces Building Height 30 feet* 30 feet Lot Coverage 50% 49.8 * 30' maximum height permitted by the BAOZ Comply? Yes Yes Yes Section 21.82.040 of the Carlsbad Municipal Code requires that an SDP be processed for residential uses (excluding single-family residences) within the BAOZ. The intent and purpose of the BAOZ is to supplement the underlying residential zone by providing additional regulations for development within the beach area to: 1) ensure development will be compatible with existing and proposed developments; 2) provide adequate parking for residential projects; 3) ensure that public facilities exist to serve the beach area; and, 4) protect the unique mix of residential development and aesthetic quality of the area. The proposed two-unit apartment project would be compatible with the existing and proposed developments in the area. This type of development is similar to other multi-family, multi-story projects in the BAOZ. The site is surrounded by two-family development and there is an existing condominium building to the south. Adequate parking will be provided in that the underground five-car garage will satisfy the parking requirement for the two units and the one on-site guest-parking space requirement of the BAOZ. All necessary public facilities have been conditioned to be provided concurrent with development. The maximum allowed building height in the BAOZ is 30 feet, as measured from the peak of the roof from the proposed grade for roofs with a minimum pitch of 3: 12, with a maximum allowed building height of 24 feet for roof decks This project proposes a 30 foot maximum height, a minimum roof pitch of 3: 12, and no roof decks are proposed. The two-unit apartment is also in Compliance with City Council Policy 44. The Project has proposed a minimum of 4 building planes on the front and rear elevation. More than 66% of the windows have been recessed more than two-inches. In addition to the recessed windows, the applicant has also proposed varied window shapes and sizes, decorative window treatments, wall planes articulated with balconies, columns, and decorative roof tile to help create an aesthetically pleasing fac;ade, which will protect and enhance the unique residential mix and aesthetic quality of the beach area and surrounding neighborhood. E.&F. Coastal Development Permits and Local Coastal Program The project site is subject to Chapter 21.80 of the Zoning Ordinance, Coastal Development Permits, and is located in the Mello II Segment of the LCP Land Use Plan. The project requires a CDP and is subject to the LCP. This project is within 300-feet of tidal wetlands and is appealable to the California Coastal Commission. Approval of a CDP is required for the project, as well as the demolition of the existing single-family house. The LCP Land Use Plan designates the subject site for RH density development. Based on a Growth Control point of 19 du/ac, the lot could accommodate a maximum of two dwelling units. No agricultural uses currently exist on the site, nor are there any sensitive resources. The project is not located in an area of known geologic instability or flood hazard. No public opportunities for coastal access are SDP 03-17 /CDP 03-34 --! CASA DE CORAZON April 21, 2004 Pae 5 available from the subject site and no public access requirements are conditioned for the project. Since the project is not located between the first public roadway and the ocean, the project is not subject to the Coastal Shoreline Development Overlay Zone. The residentially designated site is not suited for water-oriented recreation activities and the development does not obstruct views of the coastline as seen from public lands or public right-of-way. The project does not have any components (i.e. existing agriculture, steep slopes or vegetation, susceptibility to landslide or slope instability, seismic hazards, or floodplains) subject to the Coastal Agriculture Overlay Zone, Coastal Resource Protection Overlay Zone, or Coastal Shoreline Development Overlay Zone. The project will be required to conform with the best management practices for soil erosion, sediment control and stormwater/urban runoff. G. Inclusionary Housing Ordinance For any residential development less than seven units, the inclusionary housing requirements may be satisfied through the payment to the city of an in-lieu fee. The project has been conditioned to pay this fee prior to the issuance of building permit. H. Growth Management The proposed project is located within Local Facilities Management Zone 1 in the northwest quadrant of the City. The impacts on public facilities created by the project, and its compliance with the adopted performance standards, are summarized in the table below. GROWTH MANAGEMENT COMPLIANCE STANDARD IMPACTS COMPLIANCE City Administration 6.95 sq. ft. Yes Library 3.71 sq. ft. Yes Waste Water Treatment 2EDU Yes Parks .01 acre Yes Drainage BasinB Yes Circulation 12ADT Yes Fire Station No. 1 Yes Open Space NIA NIA Schools Carlsbad Unified Yes .416 elementary students .184 junior high students .228 high school students Sewer Collection System 2EDU Yes Water 440 GPD Yes V. ENVIRONMENTAL REVIEW Section 15301(1)(1) (Class 2) of the California Environmental Quality Act Guidelines (CEQA) exempts the demolition of a single-family residence. Section 15332 (Class 32) of CEQA Guidelines exempts the construction of infill development projects in urban areas from environmental review. SDP 03-17 /CDP 03-34-! CASA DE CORAZON April 21, 2004 Page 6 ATTACHMENTS: 1. Planning Commission Resolution No. 5617 (SDP) 2. Planning Commission Resolution No. 5618 (CDP) 3. Location Map 4. Background Data Sheet 5. Local Facilities Impact Assessment Form 6. Disclosure Statement 7. Reduced Exhibits 8. Full Size Exhibits "A" -"F" dated April 21, 2004 CASE NO: -BACKGROUND DATA SHEET - SDP03-17 /CDP03-34 CASE NAME: La Casa De Corazon APPLICANT: Karnak Planning and Design REQUEST AND LOCATION: 2-unit apartment on the east of Garfield Street just south of Chinguapin Avenue at 4016 Garfield Street. LEGAL DESCRIPTION: Lot 2 in Block "K" of Palisades, in the City of Carlsbad, County of San Diego, State of California, according to map Thereof No. 1747, filed in the Office of the County Recorder of San Diego County, February 5, 1923. APN: 206-080-02 Acres: .13 Proposed No. of Lots/Units: =2 ___________ _ GENERAL PLAN AND ZONING Land Use Designation: Residential High Density (RH) Density Allowed: 15-23 du/ac Density Proposed: ~14_.~5=2~d~u~/a_c _______ _ Existing Zone: ~R~-2 _______ _ Proposed Zone: _R_-2 ___________ _ Surrounding Zoning, General Plan and Land Use: Zoning General Plan Current Land Use Site R-2 Residential High Density Residential-S-F North R-2 Residential High Density Residential -2 unit South RD-M Residential High Density Residential -2 unit East RD-M Residential High Density Residential -Single/ Multi West P-U Residential High Density/Open Open space Space PUBLIC FACILITIES School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad ~~~----- Equivalent Dwelling Units (Sewer Capacity): =2~E=D~U~--------------- ENVIRONMENTAL IMPACT ASSESSMENT D Negative Declaration, issued ____________________ _ D Certified Environmental Impact Report, dated 15301-demolition of one single family home and 15332-In-fill Development Projects [2J Other, Categorically Exempt pursuant to Section 15301 of the CEQA Guidelines