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HomeMy WebLinkAbout2016-02-03; Planning Commission; ; CT 14-07/RP 14-20 – BEACHWALK AT ROOSEVELT The City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION Item No. Application complete date: August 7, 2015 P.C. AGENDA OF: February 3, 2016 Project Planner: Shannon Werneke Project Engineer: Steve Bobbett SUBJECT: CT 14-07/RP 14-20 – BEACHWALK AT ROOSEVELT – Request for a recommendation of approval of a Tentative Tract Map and a Major Review Permit to allow for the construction of 16 multi-family residential air space condominiums, including two (2) inclusionary units, on a 0.70-acre site located on the west side of Roosevelt Street in Land Use District 8 of the Village Review zone and within Local Facilities Management Zone 1. The project qualifies as a CEQA Guidelines Section 15332 (In-Fill Development Projects) Class 32 Categorical Exemption. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7146 RECOMMENDING APPROVAL of Tentative Tract Map CT 14-07 and Major Review Permit RP 14-20 to the City Council based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND The subject 0.70-acre (gross) site comprises two parcels (APNs 103-101-02, -05) located on the west side of Roosevelt Street, in between Laguna Drive to the north and Beech Avenue to the south. The properties are addressed as 2683, 2687, and 2715 Roosevelt Street and are currently developed with four (4) detached residential structures which are vacant. Based on a review of a Cultural Resources Survey prepared by Roth and Associates (February, 1990) of potentially historic resources in the city, the structures are not listed as having any potential historical significance. Given the developed nature of the site, the project area is devoid of any sensitive vegetation. Topographically, the site is generally flat and slopes from a high point of 41 feet above mean sea level (MSL) along the eastern property line to 39 feet above MSL along the western property line. The project site is located outside of the coastal zone and within Land Use District 8, the Residential Support Area, of the Village Master Plan. The proposed project entails a request for approval of a Tentative Tract Map and Major Review Permit to construct 16 attached air-space condominiums which are arranged on-site as duplexes (3), triplexes (2) and one (1) four-plex. To comply with the inclusionary housing requirements, two (2) of the 16 units are proposed to be income-restricted. Five different plan types are proposed, which range in size from 1,291 square feet (SF) to 1,672 SF. Each of the units is three stories tall and will have an approximate height of 32’-3”. Parking is proposed to be provided by an attached two-car garage for each unit; one open/uncovered accessible parking stall is also proposed on-site. The proposed density of the project is 22.9 dwelling units per acre. A detailed breakdown of each type of unit is summarized in Table 1 below. 2 CT 14-07/RP 14-20 – BEACHWALK AT ROOSEVELT February 3, 2016 Page 2 TABLE 1 – DETAILS FOR UNIT TYPE Unit Type Quantity Size (Gross SF) Bedroom/Bathrooms Garage Private Open Space/Balconies A 4 1,638 SF 3/3 Two-car 289 SF B 6 1,624 SF 3/3 Two-car 287 SF C 2 1,599 SF 3/3 Two-car 207SF D 2 1,291 SF 2/2.5 Two-car 415 SF E 2 1,672 SF 3/3 Two-car 376 SF Access to the site is proposed to be provided by two, 24-foot-wide driveways located off of Roosevelt Street, which will be enhanced with concrete pavers. The primary pedestrian entrance to four of the 16 units is oriented towards the street, while pedestrian access to the remaining units is either taken from a perimeter walkway adjacent to the side property lines or a central walkway. In order to ensure that the site adequately drains, as well as to provide adequate privacy to the adjacent uses to the north, south and west, a combination retaining/screen wall ranging in height from approximately 3’-6”’ to 6’ feet is proposed along the north, south and west property lines. Grading for the proposed project includes 2,000 cubic yards of fill and 50 cubic yards of cut. As a result, a total of 1,950 cubic yards of material is proposed to be imported to the site. The architectural design is characterized as contemporary with a coastal influence. Primary building materials include a light cream-colored stucco and olive-colored horizontal composite siding. Asphalt shingles cover a 5:12 pitched roof over each unit; and metal awnings adorn some of the windows, doors, and balconies throughout. A variety of roof planes are included that provide different roof heights and each elevation includes off-setting building planes. Table 2 below identifies the General Plan designations, zoning and current land uses of the project site and surrounding properties. TABLE 2 – SURROUNDING LAND USES Location General Plan Designation Zoning Village Master Plan Land Use District Current Land Use Site V (Village) V-R (Village Review) Land Use District 8 Residential Support Four vacant single- family homes North V V-R Land Use District 8 Residential Support Single-family home South V V-R Land Use District 8 Residential Support Professional offices East V V-R Land Use District 8 Residential Support Single-family, multi- family and an urgent care office West V V-R Land Use District 4 Residential Support Cabinet-making business, gift shop/boutique, and auto repair. CT 14-07/RP 14-20 – BEACHWALK AT ROOSEVELT February 3, 2016 Page 3 III. ANALYSIS The proposed project is subject to the following ordinances, standards, and policies: A. Village (V) General Plan Land Use designation; B. Village Review (V-R) Zone (CMC Chapter 21.35), Land Use District 8 (Residential Support Area, Village Master Plan and Design Manual)/Development Standards Modification; C. Inclusionary Housing Ordinance (CMC Chapter 21.85); D. Subdivision Ordinance (CMC Title 20); and E. Growth Management Ordinance (CMC Chapter 21.90), Local Facilities Management Plan 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 and policies is discussed in the sections below. A. Village (V) General Plan Land Use Designation The subject property, comprising two legal parcels, has a General Plan Land Use designation of Village (V). As discussed in the Village Master Plan, properties within the Village Area do not have an assigned residential density as it relates to Growth Management Plan compliance. Therefore, the minimum and maximum densities for residential development are established in the Village Master Plan. Table 3 below identifies the permissible density range for properties located outside of the coastal zone and within Land Use District 8. In addition, the allowable range for the number of dwelling units based on the size of the project site and a comparison to what is currently proposed is included in the table. TABLE 3 – PROPOSED DENSITY Gross Acres Net Acres Allowable Density Range; Min/Max Dwelling Units per Village Master Plan Project Density; Proposed Dwelling Units 0.70 0.70 18-23 du/ac Minimum: 13 dwelling units Maximum: 16 dwelling units 22.9 du/ac 16 units As identified above, the project’s density of 22.9 dwelling units per acre falls within the allowable density range of 18 to 23 dwelling units per acre. Pursuant to the Housing Element of the General Plan, because a Growth Management Control Point has not been established for residential development in the Village, all residential units approved in the Village must be withdrawn from the City’s Excess Dwelling Unit Bank (EDUB). The EDUB is implemented through City Council Policy No. 43. Pursuant to City Council Policy No. 43, an applicant for an allocation of dwelling units shall agree to provide the number of inclusionary units as required pursuant to CMC Section 21.85.050 and shall execute an affordable housing agreement (AHA) prior to recordation of the final map pursuant to CMC Section 21.85.140. As discussed in Section C below, the proposal to construct 16 units onsite, including two inclusionary units, is consistent with the inclusionary housing requirement as set forth in City Council Policy No. 43. In addition, the project is accordingly-conditioned to require the execution of the AHA prior to recordation of the Tentative Tract Map. CT 14-07/RP 14-20 – BEACHWALK AT ROOSEVELT February 3, 2016 Page 4 In approving a request for an allocation of excess dwelling units, the project shall meet the findings identified in City Council Policy No. 43. Specifically, the project location and density shall be found to be compatible with adjacent land uses and the project is consistent with the General Plan and any other applicable planning document. As discussed in the attached Planning Commission Resolution No. 7146, the proposed project meets these findings. As the proposed project requires approval from City Council, the City Council is the final decision-making authority for the allocation from the EDUB. The following Table 4 describes how the proposed project is consistent with the various elements of the Carlsbad General Plan. TABLE 4 – GENERAL PLAN COMPLIANCE ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY? Land Use Goal 2-G.29 Maintain the Village as a center for residents and visitors with commercial, residential, dining, civic, cultural, and entertainment activities. Goal 2-G.30 Develop a distinct identity for the Village by encouraging a variety of uses and activities, such as a mix of residential, commercial, office, restaurants and specialty retail shops, which traditionally locate in a pedestrian-oriented downtown area and attract visitors and residents from across the community by creating a lively, interesting social environment. Policy 2-P.70 Seek an increased presence of both residents and activity in the Village with new development, particularly residential, including residential as part of mixed-use development, as well as commer- cial, entertainment and cultural uses that serve both residents and visitors. The proposed project, which includes the construction of 16 multi-family air space condominiums, will enhance the vitality of the Village by providing new residential units in close proximity to the downtown core area, as well as the train station. The project reinforces the pedestrian-orientation desired for the downtown area by providing an opportunity for the residents to walk to shopping, recreation, and mass transit functions. The project’s proximity to existing bus routes and mass transit will help to further the goal of providing new economic development near transportation corridors. Overall, the residential project will contribute to the revitalization of the Village area. Yes CT 14-07/RP 14-20 – BEACHWALK AT ROOSEVELT February 3, 2016 Page 5 TABLE 4 – GENERAL PLAN COMPLIANCE (CONTINUED) ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY? Mobility Goal 3-G.3 Provide inviting streetscapes that encourage walking and promote livable streets. The proposed project includes the dedication of eight (8) feet of right- of-way for the development of a sidewalk and street trees along the project’s Roosevelt Street frontage. In addition, the units facing the street each include porches which enhance the streetscape and promote livable streets. The proposed project has been designed to meet all of the circulation requirements, which includes two 24-foot-wide driveways off of Roosevelt Street. Yes Sustainability Policy 9-P.10 Decrease the need for artificial cooling, heating and lighting, and promote outdoor lifestyles in Carlsbad’s sunny and moderate climate by:  Ensuring that the Zoning Ordinance provides for adequate private and common open spaces as part of multifamily developments.  Encouraging residential and office buildings to have windows that open to the outside in all habitable rooms, and maximize the use of daylight. Policy 9-P.11 Implement the city’s Landscape Manual to mitigate urban heat island effects through maximum tree canopy coverage and minimum asphalt and paving coverage, particularly for denser areas like the Village and the Barrio, shopping centers, and industrial and other areas with expansive surface parking. Each of the 16 multi-family air space condominiums has its own porch and/or fenced rear yard and private balcony areas. The open space provided for each unit ranges from 207 to 943 square feet, which exceeds the requirements of the Village Master Plan. Given the nature of the product type, attached multi-family units, not all units have windows on all four elevations. However, the elevations which do have sun exposure, include several windows which maximize the use of daylight. The project includes a landscape plan which has been determined to be consistent with the city’s Landscape Manual. Perimeter landscaping, which includes trees, reduces the urban heat island effect throughout the site. Yes CT 14-07/RP 14-20 – BEACHWALK AT ROOSEVELT February 3, 2016 Page 6 TABLE 4 – GENERAL PLAN COMPLIANCE (CONTINUED) ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY? Housing Goal 10-G.3 Sufficient new, affordable housing opportunities in all quadrants of the city to meet the needs of current lower and moderate income households and those with special needs, and a fair share proportion of future lower and moderate income households. Goal 10-P.15 Pursuant to the Inclusionary Housing Ordinance, require affordability for lower income households of a minimum of 15 percent of all residential ownership and qualifying rental projects. For projects that are required to include 10 or more units affordable to lower income households, at least 10 percent of the lower income units should have three or more bedrooms (lower income senior housing projects exempt). Policy 10-P.18 Adhere to City Council Policy Statement 43 when considering allocation of “excess dwelling units” for the purpose of allowing development to exceed the Growth Management Control Point (GMCP) density, as discussed in Section 10.3 (Resources Available). With limited exceptions, the allocation of excess dwelling units will require provision of housing affordable to lower income households. The proposed project includes the construction of two (2) inclusionary units on-site which will be required to be rented at a low income level. The provision for inclusionary housing will contribute towards achieving the city’s Regional Housing Needs. The project has been accordingly-conditioned to require the approval of an Affordable Housing Agreement prior to recordation of the final map. In approving a request for an allocation of excess dwelling units, the project shall meet the findings identified in CC Policy No. 43. Specifically, the project location and density shall be found to be compatible with adjacent land uses and the project is consistent with the General Plan and any other applicable planning document. As discussed in the attached Planning Commission Resolution No. 7146, the proposed project meets these findings. Yes CT 14-07/RP 14-20 – BEACHWALK AT ROOSEVELT February 3, 2016 Page 7 TABLE 4 – GENERAL PLAN COMPLIANCE (CONTINUED) ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY? Public Safety Goal 6-G.1 Minimize injury, loss of life, and damage to property resulting from fire, flood, hazardous material release, or seismic disasters. Policy 6-P.6 Enforce the requirements of Titles 18, 20, and 21 pertaining to drainage and flood control when reviewing applications for building permits and subdivisions. Policy 6-P.34 Enforce the Uniform Building and Fire codes, adopted by the city, to provide fire protection standards for all existing and proposed structures. Policy 6-P.39 Ensure all new development complies with all applicable regulations regarding the provision of public utilities and facilities. The proposed structural improvements are required to be designed in conformance with all seismic design standards. In addition, the proposed project is consistent with all of the applicable fire safety requirements. Further, the project has been conditioned to develop and implement a program of “best management practices” for the elimination and reduction of pollutants which enter into and/or are transported within storm drainage facilities. Yes CT 14-07/RP 14-20 – BEACHWALK AT ROOSEVELT February 3, 2016 Page 8 TABLE 4 – GENERAL PLAN COMPLIANCE (CONTINUED) Noise Goal 5-G.2 Ensure that new development is compatible with the noise environment, by continuing to use potential noise exposure as a criterion in land use planning. Policy 5-P.3 For all projects that require discretionary review and have noise exposure levels that exceed the standards in Table 5-1, require site planning and architecture to incorporate noise-attenuating features. With mitigation, development should meet the allowable outdoor and indoor noise exposure standards in Table 5-2 (45 dBA). When a building’s openings to the exterior are required to be closed to meet the interior noise standard, then mechanical ventilation shall be provided. The project site is impacted by noise from the railroad, which is located approximately ¼ mile west of the site. A noise study was prepared for the proposed project (Wieland Acoustics, July, 2014). The project has been conditioned to comply with the recommendations of the noise report to ensure that the proposed building design adequately attenuates the noise levels for the new condominiums. The recommendations include the requirement for mechanical ventilation (i.e., air conditioning units). In addition, a Notice will be required to be recorded on title to notify future owners that the property is subject to noise from the railroad. Yes B. Village Review Zone (CMC Chapter 21.35), Land Use District 8, Residential Support Area (Village Master Plan and Design Manual) The subject property is located within Land Use District 8, Residential Support Area, of the Village Master Plan. The proposed project entails a request to construct a total of 16 multi-family residential airspace condominiums. The specific development standards for new development within Land Use District 8 and the project’s compliance with these standards are shown in Table 5 below: TABLE 5 VILLAGE MASTER PLAN, LAND USE DISTRICT 8, RESIDENTIAL SUPPORT AREA STANDARD REQUIRED/ALLOWED PROPOSED COMPLY? Intent Intent Develop Land Use District 8 with a relatively dense urban residential neighborhood with a Village scale and character. The proposed project contributes towards the overall goal of creating a dense urban residential neighborhood since the density is being maximized and a contemporary architectural design is proposed which complements the Village atmosphere. Yes CT 14-07/RP 14-20 – BEACHWALK AT ROOSEVELT February 3, 2016 Page 9 TABLE 5 VILLAGE MASTER PLAN, LAND USE DISTRICT 8, RESIDENTIAL SUPPORT AREA (CONTINUED) STANDARD REQUIRED/ALLOWED PROPOSED COMPLY? Front Yard Setback 5-15 feet 13’- 15’ Yes Side Yard Setback 10% of lot width, 5-10 feet 10’ Yes Rear Yard Setback 5-10 feet 10’ –15’ Yes Max Building Height 35’ 32’ – 3” Yes Building Coverage 60-80% 45.79% Yes. Pursuant to the Universal Standards in the Village Master Plan, the bottom of the range is considered the desired standard. Due to setback, access and stormwater requirements, it is not feasible to meet the bottom of the range for the building coverage. Further, a Standards Modification is only required for projects which exceed the maximum of the range (i.e., 80%). Parking 2 spaces per unit, one of which is required to be covered; one accessible parking stall Two-car garage per unit, 20’ x 20’; one accessible parking stall Yes Open Space 20% = 6,098 SF *Includes patios/balconies, landscape planters/pockets 31.3% or 9,544 SF Yes Density 18-23 dwelling units/acre 22.9 dwelling units/acre Yes C. Inclusionary Housing Pursuant to the City’s Inclusionary Housing regulations, specifically CMC Chapter 21.85.030, for any market-rate residential development of seven (7) units or more units, not less than 15% of total units shall be restricted both as to occupancy and affordability to lower income households. To satisfy the above-noted requirement, the applicant proposes to designate two (2) of the 16 units on-site as rent- restricted units. As required by CMC Chapter 21.85, the project has been accordingly-conditioned to require the approval of an Affordable Housing Agreement prior to recordation of the final map. D. Subdivision Ordinance The Land Development Engineering Division has reviewed the proposed Tentative Tract Map and has found that the subdivision for 16 air-space condominiums complies with all applicable requirements of the Subdivision Map Act and the City’s Subdivision Ordinance (Title 20). The project has been CT 14-07/RP 14-20 – BEACHWALK AT ROOSEVELT February 3, 2016 Page 10 conditioned to install all infrastructure-related improvements and the necessary easements for these improvements concurrent with the development, including the dedication of 8 feet for frontage improvements adjacent to Roosevelt Street. E. 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 Table 5 below. TABLE 5 – GROWTH MANAGEMENT COMPLIANCE STANDARD IMPACTS COMPLIANCE City Administration 163.4 sq. ft. Yes Library 87.15 sq. ft. Yes Waste Water Treatment 16 EDU Yes Parks 0.33 acres Yes Drainage 2.11 CFS Yes Circulation 96 ADTs Yes Fire Station 1 Yes Open Space n/a n/a Schools E: 5.65, M: 1.65, H: 1.53 Yes Sewer Collection System 3,520 GPD Yes Water 4,000 GPD Yes Properties located within the boundaries of the Village Master Plan do not have a Growth Management Control Point or an allocation for dwelling units. Therefore, as 16 units are proposed, a total of 16 dwelling units are proposed to be deducted from the City’s Excess Dwelling Unit Bank. Pursuant to Planning Commission Resolution No. 7146, the allocation from the EDUB can be supported. V. ENVIRONMENTAL REVIEW The project qualifies as a CEQA Guidelines Section 15332 (In-Fill Development Projects) Class 32 Categorical Exemption. The project is consistent with the Village Master Plan, as well as the General Plan, 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 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 15332 of the State CEQA guidelines. A Notice of Exemption will be filed by the City Planner upon final project approval. ATTACHMENTS: 1. Planning Commission Resolution No. 7146 (CT 14-07/RP 14-20) 2. Location Map 3. Disclosure Statement 4. Reduced Exhibits 5. Full Size Exhibits “A” – “S” dated February 3, 2016 S T A T E S T R O O S E V E L T S T M A D I S O N S T S T A T E S T A L L E Y BEECH AVCT 14-07 / RP 14-20Beachwalk at Roosevelt SITE MAP J SITE EL CAMINO R E A LLA COSTA AV A L G A R D C A R L S B A D B L