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HomeMy WebLinkAbout2005-11-16; Planning Commission; ; SDP 05-01 CP 05-01 Garfield Homes'lue City of Carlsbad Planning Department A REPORT TO THE PLANNING COMMISSION ItemNo. 0 P.C. AGENDA OF: November 16,2005 Application complete date: August 8, 2005 Project Planner: Jessica Galloway Project Engineer: Jeremy Riddle SUBJECT: SDP 05-01/CP 05-01 -GARFIELD HOMES -Request for approval of a Site Development Plan and Condominium Permit to demolish two (2) dwelling units and construct four (4) residential air-space condominiums on a .25 acre site located at the northwest comer of Chinquapin A venue and Garfield Street, in Local Facilities Management Zone 1. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolutions No. 5997 and 5998 APPROVING Site Development Plan SDP 05-01 and Condominium Permit CP 05-01 based upon the findings and subject to the conditions contained therein. II. INTRODUCTION The proposal involves the subdivision and construction of four ( 4) residential air-space condominiums on a .25-acre site. The proposed project would include a two-story building, with private recreational areas above a semi-subterranean garage. A Site Development Plan (SDP) is required since the project is located in the Beach Area Overlay Zone (BAOZ), and a Condominium Permit (CP) is required to allow an air-space condominium subdivision. The project is an infill project surrounded by a mix of single-family and multi-family developments and is exempt from environmental review. The project is located in an area of deferred certification within the Aqua Hedionda Lagoon Segment of the Local Coastal Program and is therefore subject to the jurisdiction of the California Coastal Commission for approval of a Coastal Development Permit (CDP). Since the project is only four units, the Engineering Department will be administratively processing a Minor Subdivision subsequent to the Planning Commission action on this project. The project meets all applicable regulations and staff has no issues with the proposal. III. PROJECT DESCRIPTION AND BACKGROUND The applicant is requesting approval of a SDP and CP to allow the development of four (4) residential air-space condominiums. The 0.25-acre site is located at the northwest comer of Chinquapin A venue and Garfield Street. The site has a Residential High Density (RH) General Plan land use designation and is zoned Multiple-Family Residential (R-3). The property is currently developed with two dwelling units that will be demolished. The project site is surrounded by multifamily residential to the west, south and east and single-family to the north. The proposed development would consist of a two-story structure with a semi-subterranean garage. The garage will provide two parking spaces for each of the residents with direct access to each of the units. The garage also provides two guest parking spaces for the project. The units .!'\ l .... SDP 05-01/CP 05-01-GAR1'1ELD HOMES November 16,2005 Page 2 are 3,500 square feet each. Each unit has a separate exterior pedestrian entrance, private rear yard patio, and private storage space in the basement. The roof design is referred to as a butterfly roof design with an inverted 3: 12 pitch. Each unit has an architectural tower element which provides stairway access to the roof for maintenance. The tower dement exceeds the height limit by 4.5 feet, as permitted by section 21.46.020 of the Carlsbad Municipal Code, and portions of the roof element project above the maximum 30-foot building height limit for the zone. The buildings will have concrete plaster coated walls with an extensive use of windows and architectural elements of aluminum and galvanized metal features. The project will take access off of Chinquapin A venue and will be required to enter into a Neighborhood Improvement Agreement (NIA), because Chinquapin Avenue is designated as an Alternative Design Street. Approximately 1 ,800 cubic yards of cut would be necessary to prepare for the basement and parking, all, with the exception of 1 00 cubic yards, would be exported from the site. Runoff from the site would be treated with catch basins before draining into the existing storm drain on Chinquapin Avenue, in compliance with the City's National Pollutant Discharge Elimination System Permit. IV. ANALYSIS The project is subject to the following regulations: A. General Plan Residential High Density (RH) land use designation; B. Coastal Development Regulations; C. Subdivision Ordinance (Title 20 ofthe Carlsbad Municipal Code); D. Multiple-Family Residential Zone (R-3)(Chapter 21.16 ofthe Zoning Ordinance), Beach Area Overlay Zone (BAOZ)(Chapter 21.82 of the Zoning Ordinance), and Planned Development Ordinance (Chapter 21.45 ofthe Zoning Ordinance); E. Policy 66 (Principals for the Development of Livable Neighborhoods); F. Inclusionary Housing Ordinance (Chapter 21.85 ofthe Zoning Ordinance); G. Growth Management Ordinance (Chapter 21.90 of the Zoning Ordinance) and Zone 1 Local Facilities Management Plan. 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 land use designation for the property is Residential High (RH). The RH designation allows residential development at a density range of 15 -23 dwelling units per acre with a Growth Management Control Point (GMCP) of 19 units per acre. The project's proposed density of 16 dulac (4 dwelling units) is below the GMCP density (19 dulac) used for the purpose of calculating the City's compliance with Government Code Section 65863. At the GMCP, 4.75 units would be permitted on the .25-acre property. 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 SDP 05-01/CP 05-01-GARr1ELD HOMES November 16, 2005 Page 3 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 the Elements of the General Plan as outlined in Table A below: TABLE A-GENERAL PLAN COMPLIANCE USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROPOSED USES & ELEMENT PROGRAM IMPROVEMENTS COMPLIANCE Land Use Site is designated for Residential Residential project at 16 Yes Medium-High at 8 to 15 dulac. dulac. Housing Provision of affordable housing. The project will be Yes required to pay an affordable housing in-lieu fee in order to provide their proportionate share of affordable housing. Public Safety Reduce fire hazards to an Meets fire code. Yes acceptable level. Open Space Minimize environmental impacts Project does not impact Yes & to sensitive resources within the sensitive resources. Conservation City. Utilize Best Management Project will conform to Yes Practices for control of storm all NPDES requirements. water and to protect water quality. Noise Residential exterior noise Project is not impacted by Ye:s standard of 60 CNEL and potential noise generating interior noise standard of 45 sources such as Carlsbad CNEL. Blvd or the railroad. Circulation Require new development to Project is conditioned to Ye:s construct roadway entering into a NIA. improvements needed to serve proposed development. B. Coastal Development Regulations The project is located in an area of deferred certification within the Aqua Hedionda Lagoon Segment of the Local Coastal Program and is therefore subject to the jurisdiction of the California Coastal Commission for approval of a Coastal Development Permit (CDP). The applicant will need to submit a CDP application directly to the California Coastal Commission subsequent to local action on the project. SDP 05-01/CP 05-01-GARt1ELD HOMES November 16,2005 Page 4 C. Subdivision Map Act The Engineering Department has reviewed the proposed Minor Subdivision and concludes that the subdivision complies with all applicable requirements of the Subdivision Map Act and the City's Subdivision Ordinance. The Engineering Department will approve the Minor Subdivision subsequent to the Planning Commission approval of the SDP and CP. The project is conditioned to install all infrastructure improvements concurrent with development. The proposed building setbacks will allow for adequate air circulation and the opportunity for passive heating and cooling. D. R-3, BAOZ, and Planned Development Regulations The four-unit air space condominium project meets or exceeds the requirements of the R-3 (21.16), BAOZ, and Planned Development regulations (21.45.070) as outlined in the Table B below: TABLE B-R-3, BAOZ, AND PLANNED DEVELOPMENT ORDINANCE COMPLIANCE Standard Required/ Allowed Proposed Comply? Minimum 7,500 square feet (R-3) 10,800 square feet Yes lot/ exclusive use area size Maximum lot 60 % (R-3 and PUD) 40.81% Yes coverage Lot width 60 foot minimum (R-3) 90 foot Yes Building 30 feet 3:12 (BAOZ) 30 feet with >3:12 Yes Height 24 feet< 3:12 roof pitch Setbacks R-3, Front: 15 feet 21 feet Yes BAOZ,PUD Interior Yard: 9 feet 10 feet Yes Street Side Yard: 10 Feet 10 feet Yes Rear: 18 feet 20 feet Yes Resident 2 spaces per unit. Each unit has two Yes Parking 1 garage /1 uncovered (PUD). garage spaces. Guest Spaces Two Spaces Two guest parking Yes bays. Screening of Screened from adjacent property Parking is provided Yes Parking Area in a semi- subterranean garage which will minimize the visibility from adjacent properties. Recreation 15 foot by 15 foot patio or a 120 15 foot x 15 foot Yes space (private) square feet of balcony patio area. Storage space 480 cubic feet or 392 cubic feet if 392 cubic feet I unit Yes in one location per unit provided in the basement. SDP 05-01/CP 05-01-GAIU1ELD HOMES November 16, 2005 Page 5 TABLE B-R-3, BAOZ, AND PLANNED DEVELOPMENT ORDINANCE COMPLIANCE CONTINUED Standard Required/ Allowed Proposed Comply? Architectural Three separate building planes on Each elevation has at Yes Design all elevations least three building Elements planes. Building facades shall incorporate The building includes Yes a minimum of four design elements such as elements. varied shaped windows, anodized framed windows, butterfly roof style, and metallic guardrails. E. Policy 66 (Livable Neighborhoods) The proposed project complies with the applicable guidelines of City Council Policy 66 Livable Neighborhoods as shown in Table C below. The air space condominiums as designed have met all livable neighborhood guidelines for a four-unit development. TABLE C: CITY COUNCIL POLICY 66-LIVABLE NEIGHBORHOODS Principle Compliance Comments 1 Building Facades, Front Entries, Porches Facades create interest and character and should be The project provides: clearly varied and articulated to provide visual interest to identifiable front doors from pedestrians. Clearly identifiable front doors and porches Chinquapin A venue, as well first enhance the street scene and create opportunities for and second floor balconies facing greater social interaction within the neighborhood. Chinquapin A venue .. Building entries and windows should face the street. Front porches, bay windows, courtyards and balconies are encouraged. 2 Garages Homes should be designed to feature the residence as All parking for the project is the prominent part of the structure in relation to the provided for in semi-subterranean street. A variety of garage configurations should be garage. used to improve the street scene. This may include tandem garages, side-loaded garages, front-loaded garages, alley-loaded garages and recessed garages. SDP 05-01/CP 05-01-GARFIELD HOMES November 16, 2005 Page 6 CITY COUNCIL POLICY 66-LIVABLE NEIGHBORHOODS CONTINUED Compliance Comments 3 Street Design An interconnected, modified (grid) street pattern should Chinquapin A venue is an alternative be incorporated into project designs when there are no design street and does not require topographic or environmental constraints. improvements. Interconnected streets provide pedestrians and automobiles many alternative routes to follow, disperse traffic and reduce the volume of cars on any one street in the neighborhood. Streets should be designed to provide both vehicular and pedestrian connectivity by minimizing the use of cul-de-sacs. The street network should also be designed to create a This project does not involve any safer, more comfortable pedestrian and bicycling new streets. environment. Local residential streets should have travel and parking lanes, be sufficiently narrow to slow traffic, provide adequate access for emergency and service vehicles and emergency evacuation routes for residents and include parkways with trees to form a pleasing canopy over the street. Local residential streets are the public open space in which children often play and around which neighborhoods interact. Within this context, vehicular movement should be additionally influenced through the use of City-accepted designs for traffic calming measures. 4 Parkways Street trees should be planted in the parkways along all Chinquapin A venue is an alternative streets. Tree species should be selected to create a design street and does not require unified image for the street, provide an effective improvements. canopy, avoid sidewalk damage and minimize water consumption. 5 Pedestrian Walkways Pedestrian walkways should be located along or visible Chinquapin A venue is an alternative from all streets. Walkways (sidewalks or trails) should design street and does not require provide clear, comfortable and direct access to improvements. Each unit has neighborhood schools, parks/plazas and transit stops. separate access from Chinquapin Primary pedestrian routes should be bordered by Avenue. residential fronts, parks or plazas. Where street connections are not feasible (at the end of cul-de-sacs), pedestrian paths should also be provided. SDP 05-01/CP 05-01-GARFIELD HOMES November 16, 2005 Page 7 CITY COUNCIL POLICY 66-LIVABLE NEIGHBORHOODS CONTINUED Principle Compliance Comments 6 Centralized Community Recreation Areas The project consists of only four Park or plazas, which serve as neighborhood meeting units and is not required to provide places and as recreational activity centers should be community recreation areas. incorporated into all planned unit developments. As frequently as possible, these parks/plazas should be designed for both active and passive uses for residents of all ages and should be centrally located within the project. Parks and plazas should be not be sited on residual parcels, used as buffers from surrounding developments or to separate buildings from streets. F. Inclusionary Housing Ordinance For any residential development less than seven units, the inclusionary requirement may be satisfied through the payment of an inclusionary housing in-lieu fee. The project has been conditioned to pay the fee prior to building permit issuance. G. Growth Management Regulations 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 13.91 sq. ft. Yes Library 7.42 sq. ft. Yes Waste Water Treatment 4EDUs Yes Parks .03 acre Yes Drainage .74 CFS Basin B Yes Circulation 32ADT Yes Fire Station No. 1 Yes Open Space 0 acres N/A Schools Carlsbad Unified (E=.359/M=.159/HS = .197) Yes Sewer Collection System 4EDUs Yes: Water 440 GPD Yes: The proposed project is .75 unit below the Growth Management Control Point for RH properties. The maximum unit yield of the property is five units; where four units are proposed. SDP 05-01/CP 05-01-GARhELD HOMES November 16,2005 Page 8 V. ENVIRONMENTAL REVIEW The project qualifies as a CEQA Guidelines Section 15322 (In-Fill Development Projects) Class 32 Categorical Exemption from CEQA. The project is consistent with the General Plan as well as with the Zoning Ordinance, the project site is within the City limits, is less than 5 acres in size, and is surrounded by urban uses; there is no evidence that the site has any value as habitat for endangered, rare, or threatened species; approval of the project will not result in significant effects relating to traffic, noise, air quality, or water quality; and the site can be adequately served by all required utilities and public services. The project is exempt from further environmental documentation pursuant to Section 15322 of the State CEQA guidelines. A Notice of Exemption will be filed upon final project determination. ATTACHMENTS: 1. Planning Commission Resolution No. 5997 (SDP) 2. Planning Commission Resolution No. 5998 (CP) 3. Location Map 4. Background Data Sheet 5. Local Facilities Impact Assessment Form 6. Disclosure Statement 7. Reduced Exhibits 8. Exhibits "A"-"N" dated November 16, 2005 N A SITE MAP Garfield Homes SOP 05-01, CP 05-01 BACKGROUND DATA SHEET CASE NO: SDP 05-01/CP 05-01 CASE NAME: GARFIELD HOMES APPLICANT: =G=O~F~A~T~L=L=C~------------------------------------- REQUEST AND LOCATION: Request for approval of a Site Development Plan and Condominium Permit to demolish two (2) dwelling units and construct four (4) residential air- space condominiums on a .25 acre site located on the northwest comer of Chinquapin A venue and Garfield Street, in Local Facilities Management Zone 1. LEGAL DESCRIPTION: Lot 10 and the southerly 40 feet of the Lot 11 Block "1" of the Palisades, in the City of Carlsbad, County of San Diego, State of California, according to the map there of No. 1747 field in the Office of County Recorder of San Diego County; February 5, 1923. APN: 206-013-19 Acres: .25 Proposed No. of Lots/Units: ...:...4--=u=n=it~s _________ _ GENERAL PLAN AND ZONING Land Use Designation: R=-=-=-es=i=de=n=t=ia=l =H=ig""'h:=..->,::(RH=).~-----________________ _ Density Allowed: 15-23 dulac Density Proposed: .!;...16"'---""du/==a~c ..~.,...( 4_,__d=u"")'--------- Existing Zone: Multiple-Family Residential (R-3) Proposed Zone: N~/A~-------­ Surrounding Zoning, General Plan and Land Use: Zoning General Plan Current Land Use Site R-3 RH Two family North R-3 RH Single-family South Residential Density Multiple Zone (RD-M) RH Multifamily East RD-M RH Multifamily West R-3 RH Multifamily PUBLIC FACILITIES School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad ==:=:=------ Equivalent Dwelling Units (Sewer Capacity): _!.4-!oE"-"'D::...:U~s ---------------- ENVIRONMENTAL IMPACT ASSESSMENT D Negative Declaration, issued. ____________________ _ D Certified Environmental Impact Report, dated ______________ __ ~ Other, Categorical Exemption-Section 15322 (In-Fill Development Projects) Class 32 CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application) PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO: SDP 05-01/CP 05-01-GARFIELD HOMES LOCAL FACILITY MANAGEMENT ZONE: 1 GENERAL PLAN: Residential High (RH) ZONING: Multiple-Family Residential (R-3) DEVELOPER'SNAME:=G=O~F~A~T~L=L=C~--------------------------------­ ADDRESS: 160 Tamarack Avenue, Carlsbad, CA 92008 PHONE NO.: 619-225-7356 ASSESSOR'S PARCEL NO.: =20=6-=-0-=-13=---~19'----------- QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): =.2""--5 =ac=re=s ____ _ ESTIMATED COMPLETION DATE: Winter 2006 A. B. C. D. E. F. G. H. I. J. K. City Administrative Facilities: Demand in Square Footage= -=..;13=."'--91=------- Library: Demand in Square Footage = -'--'7 .'--'-4=2 ____ _ Wastewater Treatment Capacity (Calculate with J. Sewer) 4EDU Park: Drainage: Demand in Acreage = Demand in CFS = .03 .74 CFS Identify Drainage Basin = =B _____ _ (Identify master plan facilities on site plan) Circulation: Demand in ADT = 32ADT (Identify Trip Distribution on site plan) Fire: Served by Fire Station No. = -=-1 _____ _ Open Space: Acreage Provided = -'"-0-""a=cr=es"--------- Schools: Carlsbad Unified= E=.359/M=.159/HS = .197 (Demands to be determined by staff) Sewer: Demands in EDU 4 Identify Sub Basin= -"-'1H~----- (Identify trunk line(s) impacted on site plan) Water: Demand in GPD = 440 L. The project is .75 unit below the Growth Management Dwelling unit allowance.