HomeMy WebLinkAbout2016-03-16; Planning Commission; ; SDP 15-17 – QUARRY CREEK PA R-1
The City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
Item No.
Application complete date: August 8, 2015
P.C. AGENDA OF: March 16, 2016 Project Planner: Christer Westman
Project Engineer: Tecla Levy
SUBJECT: SDP 15-17 – QUARRY CREEK PA R-1 – Request for a determination that the project is
within the scope of the previously certified Quarry Creek Master Plan Environmental
Impact Report (EIR 11-02) and approval of a Site Development Plan for the development
of 5 multi-family buildings for 64 affordable rental residential units within Planning Area
R-1 within the Quarry Creek Master Plan on property located south of Haymar Drive and
west of future private Street A in the Quarry Creek Master Plan in Local Facilities
Management Zone 25.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7151 APPROVING Site
Development Plan (SDP 15-17) based on the findings and subject to the conditions contained therein.
II. BACKGROUND AND PROJECT DESCRIPTION
The project is a follow-up to the Quarry Creek Master Plan approved by the City Council in April 2013.
This subsequent project is proposed on 3.17 gross acres within the 155.4 acre Quarry Creek property
located as depicted on the Master Plan Land Use Map (Attachment 4).
Table “A” below includes the General Plan designations, zoning, and current land uses of the Planning
Area R-1 project site and surrounding properties.
TABLE A
Location General Plan Designation Zoning Current Land Use
Site Residential High (R-23) Residential Density-Multiple (RD-M) Vacant
North City of Oceanside (SR 78) City of Oceanside (SR 78) SR 78
South Open Space Open Space Buena Vista Creek
East City of Oceanside City of Oceanside Automobile
dealership
West Residential High (R-23) Residential Density-Multiple (RD-M) Vacant
The entire Quarry Creek property has a zoning designation of Planned Community on the Zoning Map.
Within the Master Plan a variety of residential, community facilities, and open space zoning and General
Plan Land Use designations are identified. The existing developments found in the general vicinity of
Quarry Creek are the commercially developed properties to the east in the City of Oceanside. The
remainder of the valley is undeveloped with the exception of one single family residential home.
Previous CEQA review for the project site was included in the Quarry Creek Final Program Environmental
Impact Report (EIR), certified by the Carlsbad City Council on April 2, 2013 (EIR 11-02, State
Clearinghouse #2012021039).
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SDP 15-17 – QUARRY CREEK PA R-1
March 16, 2016
Page 2
Planning Area R-1 was originally approved in the Quarry Creek Master Plan for up to 127 dwelling units.
The project assumes the transfer of 63 multi-family residential units from Planning Area R-1 to Planning
Area R-2. Consistent with the Quarry Creek Master Plan, the transfer of units is allowed between R-1
and R-2. However, the total of both planning areas must remain at no more than 342 multi-family
residential units. See Table “B.”
TABLE B
Total Dwelling Units Lower Income Market rate
Planning Area R-1 64 64 X
Planning Area R-2 278 X 278
Total 342 64 278
Planning Area R-1 is proposed for the development of 64 inclusionary housing apartments with outdoor
passive recreation areas and parking. The development will satisfy the inclusionary housing demand for
the entire Quarry Creek Master Plan. The project consists of five buildings in both three-story and two-
story configurations. The architectural style of the building is a modern Spanish with barrel tile roof,
wrought iron railing, wood accents, decorative awnings, and color blocked building planes.
Standards modifications are requested pursuant to C.M.C Section 21.53.120 to allow a reduction in the
required parking as well as a waiver of the standard to provide covered parking. The modifications are
requested to achieve the level of affordability required of the 64 lower income residential units.
Otherwise, the project meets the city’s standards for the development of for-rent multi-family
residential, and as designed and conditioned, is in compliance with the General Plan, Quarry Creek
Master Plan, and relevant zoning regulations of the Carlsbad Municipal Code.
III. ANALYSIS
The proposed project is subject to the following plans, ordinances, and standards as analyzed within the
following section of this staff report.
A. General Plan;
B. Quarry Creek Master Plan (MP 10-01);
C. Growth Management Ordinance (Carlsbad Municipal Code: Chapter 21.90) Local Facilities
Management Plan Zone 14.
The recommendation of approval for this project was developed by analyzing the project’s consistency
with the applicable policies and regulations above. The following analysis section discusses compliance
with each of these regulations/policies using both text and tables.
A. General Plan
The proposed shift of 63 dwelling units from Planning Area R-1 to Planning Area R-2 does not change the
overall Quarry Creek Master Plan density or change the boundaries of the master plan property. The
Quarry Creek Master Plan identifies that Planning Areas R-1 and R-2 may be treated as a single planning
area. Therefore the development of Planning Area R-1 with 64 multi-family residential units versus 127
as shown in the master plan land use tables, does not involve the addition of a new use or group of uses
not already shown in the approved master plan. The proposed 64-unit project remains consistent with
SDP 15-17 – QUARRY CREEK PA R-1
March 16, 2016
Page 3
the previously approved Quarry Creek Master Plan, which was analyzed and found to be consistent with
the city’s General Plan when adopted by the City Council in April 2013.
B. Quarry Creek Master Plan/C.M.C. Chapter 21.24 (Residential Density-Multiple Zone)
The proposed project is required to comply with all use and development standards of Planning Area R-1
of the Quarry Creek Master Plan. Development standards include incorporation of development
standards of the C.M.C. Residential Density-Multiple Chapter 21.24. The applicable development
standards are those that relate to the development of buildings within the boundaries of the lot that will
be created by the Minor Subdivision and are listed below in Table C for each of the planning areas.
TABLE C – PLANNING AREA COMPLIANCE
Planning Area
Standards Standard Proposed Comply?
Planning Area R-1
Quarry Creek Master Plan:
Dwelling Units 127 64 Yes: The remaining
units are shifted to
Planning Area R-2
Lot Size N/A 3.17 Acres N/A
Lot Width N/A N/A N/A
Lot Depth N/A N/A N/A
Lot Coverage Maximum 60% 20.2% Yes
Community
Recreation
100 sq. ft. per unit:
64 units = 6,400 sq. ft.
75% shall be “active”
4,800 sq. ft.
6,425 sq. ft.
4,825 sq. ft.
Yes
Yes
Building Setback:
Public Street
Private Drives
10 Feet
5 Feet
13 Feet +
10 feet +
Yes
Yes
Building
Separation
10 Feet
15 Feet
Yes
Resident Parking
1.5 parking space per studio and
1-bedroom unit:
12 1-Bedroom units = 18
2 parking spaces per 2-bedroom
and 3-bedroom unit:
52 2&3-bedroom units = 104
13 spaces
104 spaces
Yes, as standard
modification. See
Parking discussion
below*
Yes
SDP 15-17 – QUARRY CREEK PA R-1
March 16, 2016
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TABLE C – PLANNING AREA COMPLIANCE (CONTINUED)
Planning Area
Standards Standard Proposed Comply?
Planning Area R-1
Quarry Creek Master Plan:
Private
Recreational
Space
60 sq. ft. per unit
6 Foot Minimum Dimension
98 sq. ft.
6 Foot Minimum
Dimension
Yes
Yes
Building Height 35 Feet with a 3:12 roof pitch 34.75 Feet with a
3:12 pitch
Yes
Bicycle Storage 1 Locker or Rack per 4 units
64 units = 16 Lockers or Racks
16 Racks
Yes
Pedestrian Connections The site is well
connected to other
areas of Quarry
Creek and the
surrounding
neighborhoods
through public
sidewalks and
master plan trails.
Yes
Traffic Calming The driveway design
is both cul-de-sac
and circuitous which
discourages fast
through traffic.
Yes
Vehicular Access to Oceanside Open Space Private Street “A”
provides access to
the Oceanside open
space.
Yes
Shielded Low Sodium Lighting A lighting plan and
specifications shall
be reviewed prior to
issuance of a
building permit
Yes
Trailhead Parking Trailhead parking is
provided off of
Private Street “A”
Yes
C.M.C.: Chapter 21.24 (RD-M Zone)
Interior side yard
setback
5 Feet 12 feet Yes
Rear yard setback 10 Feet N/A N/A
SDP 15-17 – QUARRY CREEK PA R-1
March 16, 2016
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TABLE C – PLANNING AREA COMPLIANCE (CONTINUED)
Planning Area
Standards Standard Proposed Comply?
Planning Area R-1
C.M.C.: Chapter 21.44 (Parking)
Resident Parking 1 required space shall be covered
64 units = 64 covered spaces
None
Yes, as standard
modification. See
Parking discussion
below
Visitor Parking 1 Space per 4 units
64 units = 16 spaces
None
Yes, as standard
modification. See
Parking discussion
below
Parking Standards Modification
The Quarry Creek Master Plan specifies development standards for apartment development in Planning
Area R-1. The Quarry Creek Master Plan also specifies that the development standards of the
Residential Density-Multiple zone applies if not modified by the Quarry Creek Master Plan. Therefore
the overall parking requirement for Planning Area R-1 includes required resident parking, a covered
resident parking requirement, and a requirement to provide parking for visitors.
The project only proposes 117 of the required 122 resident parking spaces. No spaces are proposed to
be covered and no visitor parking is proposed. To address this, consistent with Section 21.53.120 (B) (1)
of the Carlsbad Municipal Code, less restrictive development standards may be approved for projects
providing affordable housing provided that the project is in conformity with the General Plan and
adopted policies and goals of the city, and when there would be no detrimental effect on public health,
safety, or welfare.
Justification for reducing the number of onsite resident parking includes the project’s proximity to
College Boulevard and the adjacent local shopping on College Boulevard which includes a grocery/drug
store and proximity to a transit stop. Both encourage a reduced dependence on cars and could have a
positive effect on the need for fewer parking spaces. In addition studies acknowledge that affordable
housing in close proximity to services are candidates for a lesser parking demand. Elimination of the
covered parking requirement has a direct construction cost savings that benefits the overall project pro-
forma. The project applicant is an affordable housing advocacy group that has other properties and
experience with onsite parking demand. That experience claims that the absence of guest parking
spaces onsite at a rate of one per four dwellings is not a demand that needs to be satisfied. The
builder/owner will be actively managing onsite parking. A standards modification for reduced parking as
well as a waiver of the requirements to provide visitor parking and covered parking is supported by the
city’s Housing Policy Team and findings are included in the appropriate Planning Commission resolution.
C. Local Facilities Management Plan: Zone 25
The Quarry Creek Master Plan was adopted as being in compliance with the Zone 25 Local Facilities
Management Plan. The proposed project is consistent with the Quarry Creek Master Plan and does not
change the growth projections analyzed in the Zone 25 Local Facilities Management Plan. No new
facilities analysis is required and no amendment to the facilities plan is necessary.
SDP 15-17 – QUARRY CREEK PA R-1
March 16, 2016
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V. ENVIRONMENTAL REVIEW
Pursuant to the California Environmental Quality Act (CEQA) and the Environmental Protection
Ordinance (Title 19) of the Carlsbad Municipal Code, staff has conducted an environmental impact
assessment to determine if the project could have any potentially significant impact on the
environment. Documents referenced for the analysis included the Certified Environmental Impact
Report for the Quarry Creek which was certified by the Carlsbad City Council in April 2014 (EIR 11-02,
State Clearinghouse #2012021039). The project is consistent with the project description of the
Environmental Impact Report and therefore within the scope identified within that CEQA document.
Master Plan level mitigation measures have been incorporated into the overall design of the Master
Plan project or have been placed as conditions of approval such that all potentially significant impacts
have been mitigated to below a level of significance.
ATTACHMENTS:
1. Planning Commission Resolution No. 7151 (SDP)
2. Location Map
3. Disclosure Statement
4. Master Plan Land Use Map
5. Reduced Exhibits
6. Full Size Exhibits “A” – “Z” dated March 16, 2016
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R-17.1 Gross ac.RHR-211.1 Gross ac.RHR-36.7 Gross ac.13.7 DU's/ac.OS-38.4 Gross ac.Open SpaceOS-220.1 Gross ac.Open SpaceOS-163.9 Gross ac.Open SpaceP-10.9 Gross ac.CommunityP-43.9 Gross ac.Trail, View Area,P-22.1 Gross ac.CommunityFacility SiteWater QualityBasinPublic Area(Not a Part)P-31.3 Gross ac.CommunityRecreation AreaFacilitiesR-17.1 Gross ac.21.5 DU's/ac.RHR-211.1 Gross ac.21.3 DU's/ac.RH16.7 DU's/ac.RHR-418.2 Gross ac.RMHOS-38.4 Gross ac.Open SpaceOS-220.1 Gross ac.Open SpaceP-10.9 Gross ac.CommunityP-4Trail, View Area,P-22.1 Gross ac.CommunityFacility SiteWater QualityBasinPublic Area(Not a Part)P-31.3 Gross ac.CommunityRecreation AreaFacilitiesOS-163.9 Gross ac.Open SpaceP-52.2 Gross ac.CommunityFacilitiesHAYMAR RD.STREET ASTREET BHAYMAR RD.STREET ASTREET BSTREET ESTREET DSTREET C (PRIVATE)Specific alignment forroadway connection tobe determined at planningarea R-4 site designQuarry Creek0400200800 FTPAGE III-3MASTER LAND USE PLANMaster Plan1. Units can be transferred subject to totalproject unit maximum.Brush Management ZoneLimits of Hardline Map BoundaryPAR-1Apartments *7.1GROSS NET5.9ACRESACRESLAND USE9.411.1R-25.76.7Planned DevelopmentR-3Trail, View Area, Water Quality BasinCommunity Recreation AreaCommunity Facility SiteCommunity FacilitiesP-4P-3P-2P-13.91.32.10.93.91.11.20.9OS-1Southerly Open Space Corridor PreserveWetland PreserveBuena Vista Creek and Buffer63.920.18.4------OS-2OS-3Public Roads9.5 9.521.5DENSITY21.316.7----------------127MAX.UNITS20095----------------GENERAL PLANLAND USE(RH) High Density(RH) High Density(OS) Open Space(CF) Community Facility--GENERAL PLANDENSITY RANGE15-23 du/ac----------------(OS) Open Space(OS) Open Space(OS) Open Space(OS) Open Space15.618.2Planned Development13.7 214(RMH) Medium-High Density8-15 du/ac15-23 du/ac(CF) Community FacilityR-4* Includes affordable and potential market rate units.Planned Development(RH) High Density15-23 du/acCommunity Facilities2.2 1.2 -- ----P-5(CF) Community FacilityNOTES:2. For purposes of density transfer, planningareas R-1 & R-2 may be treated as asingle planning area.FIGURE 12
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