HomeMy WebLinkAbout1998-07-15; Planning Commission; ; ZC 97-08|LCPA 97-12|CT 97-24|SDP 98-5|CDP 97-58 - MAY SUBDIVISIONMEMORANDUM
DATE: July 15, 1998
TO: Planning Commission
FROM: Planning Department
SUBJECT: ZC 97-08/LCPA 97-12/CT 97-24/SDP 98-05/CDP 97-58
MAY SUBDIVISION
The Planning Department recommends that the following corrections be made to
Resolution 4327:
Conditions 26, 27, and 28 should become part of Condition 25 as follows:
Condition 26 should be Condition 25b; Condition 27 should be Condition 25c;
and Condition 28 should become the last paragraph of Condition 25.
Conditions 29 through 38 should then be renumbered to 26 through 35.
c -
I ne City of CARLSBAD Planning Departmd
A REPORT TO THE PLANNING COMMISSION
Item~o.
P.C. AGENDA OF: July 15,1998
Application complete date: January 26, 1998
Project Planner: Anne Hysong
Project Engineer: Ken Quon
SUBJECT: ZC 97-O8/LCPA 97-12/CT 97-24/ SDP 98-05KDP 97-58 - MAY SUB-
DIVISION - Request for approval of a Mitigated Negative Declaration and
Mitigation Monitoring and Reporting Program, Zone Change, Local Coastal
Program Amendment, Tentative Tract Map, Site Development Plan and Coastal
Development Permit to rezone a 4.67 acre infill site from R-1 and R-1-15,000 to
R-10,000 and allow the subdivision of 14 single family lots and two second
dwelling units on property generally located at the comer of Park Drive and
Monroe Street in Local Facilities Management Zone 1.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolutions No. 4330, 4325, and
4326, RECOMMENDING APPROVAL of a Mitigated Negative Declaration and Mitigation
Monitoring and Reporting Program, ZC 97-08 and LCPA 97-12, and ADOPT Planning
Commission Resolutions No. 4327, 4328, and 4329 APPROVING CT 97-24, SDP 98-05 and
CDP 97-58, based on the findings and subject to the conditions contained therein.
11. INTRODUCTION
The applicant is requesting approval of various permits to rezone, subdivide and grade a 4.67
acre infill parcel into 14 standard single family lots including two second dwelling units to
satisfy the project’s inclusionary housing requirement. As designed and conditioned, the project
is in compliance with the General Plan, Mello I1 LCP, the Subdivision Ordinance, and the
relevant zoning regulations of the Carlsbad Municipal Code.
111. PROJECT DESCRIPTION AND BACKGROUND
The proposed infill project, located in LFMP Zone 1 in the northwest quadrant, consists of a
zone change, Local Coastal Program amendment, tentative tract map, site development plan and
coastal development permit to rezone the 4.67 acre parcel to R-1-10,000 and subdivide it into 14
single family lots. The project also includes two second dwelling units proposed on Lots 7 and 8
to satisfy the project’s inclusionary housing requirement. The property is designated for
Residential Low Medium density allowing 0 - 4 dwelling units/acre and zoned with a split R-1
(7,500 sq. ft. lot size) and R-1-15,000 classification. The site is served by existing infrastructure
and surrounded by existing single family development. Properties to the north and west are
zoned R-1 and properties to the east and south are zoned R-1-15,OOO (see Attachment 11).
ZC 97-08/LCPA 97-12/C I I J-241 SDP 98-05/CDP 97-581 - MAY ~LJBDIVISION
July 15, 1998
Page 2
The site consists of 4.67 acres which fall gently in a southwest direction with elevations ranging
from 230 feet above mean seal level (amsl) in the northeast corner to 210 feel amsl in the
southwest comer of the site. May Foliage Company, a wholesale plant company, operates on the
site under approval of a conditional use permit. The property has been used for agricultural
purposes since sometime prior to 1953 and is occupied by large green houses (used to cultivate
indoor plants), the company office, storage buildings, and a pesticide shed with a boiler and
chemical tanks for distribution of fertilizer and pesticide solutions. The site is also occupied by
the May single family residence and a garage. All existing development would be demolished
and/or removed to enable grading and the subdivision of the parcel into single family lots and a
public cul-de-sac street providing access from Park Drive.
The proposed grading is consistent with existing topography in that single family pad elevations
range from 208 feet to 230 feet across the site. Proposed single family lotsmnge in size from
10,896 square feet to 16,100 square feet. Park Drive and Monroe Street would provide access to
lots fronting on those streets, and a proposed cul-de-sac street (Street “A”) would provide access
to interior lots., The project would be required to improve the Park Drive and Monroe Street
frontages and construct Street “A” in compliance with the City’s local street standards.
The May subdivision project is subject to the following land use plans, policies, programs, and
zoning regulations:
A. General Plan
B. Mello I1 Segment of the Local Coastal Program
1.
2. Development Regulations
Mello I1 Local Coastal Program Amendment
C. Carlsbad Municipal Code, Title 21 (Zoning Ordinance) including:
1. Chapter 2 1-10 - R- 1 One Family Residential Zone;
2. Chapter 21.85 - Inclusionary Housing and Chapter 21.53 - Site Development Plan
for Affordable Housing; and
3. Chapters 21.201 and 21.203 - Coastal Development Permit Procedures and
Coastal Resource Protection Overlay Zone.
D. Carlsbad Municipal Code, Title 20 (Subdivision Ordinance)
E. Growth Management (Local Facilities Management Zone 1)
IV. ANALYSIS
The recommendation of approval for this project was developed by analyzing the project’s
consistency with the applicable policies and regulations listed above. The following analysis
section discusses compliance with each of these policies/regulations utilizing both text and
tables.
- -
ZC 97-08LCPA 97-12/C I / /-24/ SDP 98-05/CDP 97-58/ - MAY ~LJBDIVISION
July 15, 1998
Page 3
A. General Plan
The project is consistent with the applicable policies and programs of the General Plan.
Particularly relevant to the proposed standard single family subdivision are the Land Use
and Housing elements.
Element
Land Use
Circulation
Housing
Use Classification, Goal,
Objective, or Program
RLM (0 - 4 Dwelling Units/Acre)
GCP (3.2 Dwelling Units/Acre)*
Urban low medium density single
family residential development. * The General Plan allows infill
subdivisions in LFM Zone 1 to
exceed the density range and/or
GCP up to 25% above the
maximum allocation (5 dwelling
units per acre), in those cases
where the underlying zone would
permit a slightly higher yield,
compatibility is ensured, and
Growth Management findings can
be made.
Require new development to
construct all roadways necessary
to serve the development prior to
or concurrent with demand.
Ensure that subdivisions provide
a minimum of 15% of the total
units approved for lower income
households.
B1. Local Coastal Program Amendment
Proposed Land Use
Project is single family at a density of
3.4 dwelling units/acre*
* The project exceeds the GCP of 3.2
dwelling unitdacre, however, it is an
infill subdivision located in LFMP Zone
1 and is within the 0 - 4 RLM density
range. The zone change to R-1-10,000
would not enable a maximum density
yield higher than existing zoning under
the General Plan provision previously
discussed. Public facilities are adequate
in LFM Zone 1 to accommodate the
proposed units and there are excess
dwelling units in the quadrant to ensure
that the maximum number of dwelling
units in the northwest quadrant would
not be exceeded at buildout. The zone
change would ensure compatibility by
providing a transition zone between
existing R-1 zoning and smaller lots to
the north and R-1-15,000 zoning and
larger lots to the south.
Project is conditioned to complete all
street improvements prior to occupancy
of any unit.
Project includes two second dwelling
units on Lots 7 and 8 to satisfy its
inclusionary housing requirement
Compliance
Yes
Yes
Yes
The project is located within and subject to the, Mello I1 segment of Carlsbad’s Local Coastal
ZC 97-08/LCPA 97-12/C'l I /-24/ SDP 98-05/CDP 97-58/ - MAY ~uBDIVISION
July 15, 1998
STANDARD REQUIRED
Use Single Family Lots/
Second Dwelling Units
Lot Size Minimum 10,000 Sq. Ft.
Lot Width 75 Feet
Second Dwelling Unit
Floor Area
Detached Second Dwelling Single Story
Unit Height
Maximum 640 Sq. Ft.
Page 4
PROPOSED
14 Single Family Lots
2 Second Dwelling Units
Minimum 75 Feet
10,896 - 16,100 Sq. Ft.
603 Sq. Ft.
Single Story - 12.5 Ft.
Program (LCP) which designates the property for residential low medium density (RLM) land
use with a split R-1 and R-1-15,000 zoning. Although the Mello I1 Land Use Map is
consistent with the RLM General Plan designation, the implementing zones (R-1 and R-l-
15,000) are not consistent with the proposed zone change to R-1-10,000. 'As discussed above,
the proposed zone change is consistent with the RLM land use designation and would create a
logical transition between R-1 zoning to the north and R-1-15,000 zoning to the south.
Since the California Coastal Act specifies that all rezonings related to land use regulation or
administration of the coastal zone, which occur after the certification of a local government's
local coastal program, require a LCP amendment in order to be effective, the project includes a
Local Coastal Program Amendment to amend the zoning map portion thereof (City Zone Map)
from R-1 and R-1-15,000 to R-1-10,000 for the subject property.
B2. Mello I1 Local Coastal Program - Development Regulations
The project is subject to and consistent with applicable Mello I1 LCP resource preservation
policies and implementing ordinances Chapter 21.201 (Procedures) and Chapter 21.203 (Coastal
Resource Protection Overlay Zone) of the Carlsbad Municipal Code. In accordance with Chapter
21.201, the proposed project includes an application for a Coastal Development Permit for the
subdivision of the property. A new coastal development permit will be required when actual
units are proposed on each single family lot. The applicable sections of Chapter 21.203 pertain
to the prevention of soil erosion, sediment control, and adequate drainage facilities. The subject
site, which has been previously graded and developed, contains no steep slopes or natural
vegetation. The project would be conditioned to require approval of a grading permit and
improvement plans to ensure that all erosion control, and drainage facilities are utilized or
constructed in accordance with City standards. The proposed development would not increase
the amount of storm-water runoff from the site, and runoff would be directed into existing storm
drains. Additionally, the project would be conditioned to prohibit grading during the rainy
season, October 1 to April 1, to avoid increased runoff and soil erosion.
C1. Chapter 21.10 - R-1 One Family Residential Zone
As shown on the following table, the single family subdivision meets or exceeds the R-1 zone
standards for the proposed change to minimum 10,000 square foot lots and the provision of
detached second dwelling units on Lots 7 and 8.
ZC 97-08/LCPA 97-12/C> /7-24/ SDP 98-05/CDP 97-581 - MAY SLJBDIVISION
July 15, 1998
Page 5
Second Dwelling Unit
Entrance
Second Dwelling Unit
Parking Space
Architecture
-
Separate Entrance Detached Unit
One Additional Off-street
Architectural compatibility
Tandem space in
Detached units located in
Space driveway
with main structure rear yard - same exterior
and roof materials as II I I main structure II
C2. Chapter 21.85 Inclusionary Housing and Chapter 21.53 Site Development Plan
The project includes 14 single family lots and an inclusionary housing requirement of 2.47 units
which must be affordable to lower income households. The developer is proposing to satisfy the
affordable housing requirement by designating onsite two (2) lots for future second dwelling
units. As shown on Exhibit “-”, the conceptually-designed second dwelling units would be
detached, 603 square foot single story structures located in the rear yards of Lots 7 and 8.
Tandem parking in the driveways of single family units would satisfy the off-street parking
requirement The remaining .47 of an inclusionary dwelling unit would be satisfied through the
payment of a fee equal to the fraction times the average subsidy needed to make affordable to a
lower income household, one newly constructed typical housing unit.
The Carlsbad Municipal Code requires approval of a site development plan for any affordable
housing project of any size. The proposed SDP for this project indicates which lots would be
designated and deed restricted for second dwelling units. The plans also include prototypical
preliminary floor plans and building elevations to illustrate that the proposed lots can
accommodate second dwelling units including parking. Since the actual units on each lot will be
proposed at some future date, the project would be conditioned to require a site development plan
amendment only if the second dwelling unit is reduced in size or footprint. Changes in second
dwelling unit architecture would be reviewed for compatibility with the main structure by the
Planning Director.
C3. Chapters 21.201 Coastal Development Permit Procedures and 21.203 Coastal
Resource Protection Overlay Zone
See discussion under B1 and B2 Mello I1 LCP above.
D. Subdivision Ordinance
The proposed tentative map complies with all the requirements of the City’s Subdivision
Ordinance. Currently, Monroe Street and Park Drive provide access to the project site, and the
developer must construct improvements to those frontages and construct future Street “A”, the
only proposed new public street serving the project. The project is conditioned to require local
street improvements to full width right-of-way including curbs, gutters, sidewalks, street lights,
- -
ZC 97-08/LCPA 97-12/C'l 1 /-24/ SDP 98-05/CDP 97-58/ - MAY ~LJBDIVISION
July 15, 1998
LIBRARY
WASTE WATER TREATMENT
PARKS
DRAINAGE
CIRCULATION
FIRE
Page 6
29.6 sq fi Yes
16 EDU Yes
.11 acre Yes
NIA Yes
160 ADT Yes
StationNo. 1 Yes
and fire hydrants. The proposed street system is adequate to handle the project's pedestrian and
vehicular traffic and accommodate emergency vehicles.
OPEN SPACE
SCHOOLS
The hydraulic analysis performed for the project indicates that the rate of runoff from the
proposed development will be reduced from existing conditions due to the reduction in
impervious surfaces. Therefore, the proposed development will have less of an impact on
downstream drainage facilities than currently exists.
Yes
CUSD Yes
The subdivision will not conflict with easements of record or easements established by court
judgment or acquired by the public at large for access through or use of property within the
subdivision. The project has been designed and structured such that there are no conflicts with
any established easements.
E. Growth Management '
SEWER COLLECTION SYSTEM
WATER
The proposed project is located within Local Facilities Management Zone 1 in the northwest
quadrant of the City. The impacts created by this development on public facilities and
compliance with adopted performance standards are summarized as follows:
16 EDU Yes
3,520 GPD Yes
The project is 1.1 dwelling units above the Growth Management Dwelling Unit
allowance of 14.9 dwelling units for the property as permitted by the Growth
Management Ordinance growth control point.
V. ENVIRONMENTAL REVIEW
Staff has conducted an environmental impact assessment to determine if the project could have a
potentially significant effect on the environment pursuant to CEQA guidelines and the
Environmental Protection Ordinance (Title 19) of the Carlsbad Municipal Code. Based on the
findings of the initial study Part 11, the project qualifies as subsequent development to the City's
MEIR for the City of Carlsbad General Plan update (EIR 93-01) certified in September, 1994, in
which a Statement of Overriding Considerations was adopted for cumulative impacts to air
quality. and traffic. All feasible mitigation measures identified in the MEIR which are
ZC 97-08kCPA 97-1YC‘l I /-24/ SDP 98-05/CDP 97-58/ - MAY ~uI~DIVISION
July 15, 1998
appropriate to this project have been incorporated into the project. As a result of said review in
which a potentially significant health hazard was identified, mitigation to reduce that impact was
proposed by the applicant and a Mitigated Negative Declaration was issued on May 22, 1998.
The mitigation measure is based on a “Phase I Environmental Audit Report” performed for the
property by MV Environmental, Inc. in which it is recommended that a Phase I1 site assessment
be performed to determine the presence of hazardous materials in near surface soils. The Phase
I1 assessment will be performed upon demolition of the existing structures and prior to the
commencement of grading work for the project. The proposed mitigation also includes a
requirement for a mitigation plan for any necessary corrective work and verification from the
County Health Department that the mitigation plan has been implemented.
ATTACHMENTS:
1. Planning Commission Resolution No. 4330 (Mitigated Negative Declaration)
2. Planning Commission Resolution No. 4325 (ZC)
3. Planning Commission Resolution No. 4326 (LCPA)
4. Planning Commission Resolution No. 4327 (CT)
5. Planning Commission Resolution No. 4328 (SDP)
6. Planning Commission Resolution No. 4329 (CDP)
7. Location Map
8. Background Data Sheet
9. Local Facilities Impact Assessment Form
10. Disclosure Statement
1 1. Proposed and Surrounding Zoning
12. Reduced Exhibits
13. Full Size Exhibits “A” - “G” dated July 1, 1998
AH:kc:mh
/
MAY S U B D I VI S I 0 N
ZC 97-08lLCPA 97-1 21
CT 97-24lSDP 98-05lCDP 97-58
BACKGROUND DATA SHEET
CASE NO: ZC 97-08LCPA 97-12/CT 97-24/ SDP 98-05/CDP 97-58
CASE NAME: MAY SUBDIVISION
APPLICANT: JAMES & PATRICIA MAY
REQUEST AND LOCATION: Zone change and Local Coastal Promam Amendment to rezone
an infill parcel from a split R- 1-7500 and R-1 - 15000 zoning to R-1- 10000 and tentative map, minor
site development plan and coastal develoument uermit to subdivide the 4.67 acre uarcel into 14
standard (10.000 square foot minimum) single family lots with detached 603 square foot second
dwelling units on two lots to satisfi inclusionarv housing requirements at the corner of Park Drive
and Monroe Street.
LEGAL DESCRIPTION: A portion of Lot “I” of Rancho Agua Hedionda in the County of
San Diego. State of California, according to the map thereof No. 823, filed in the office of the
County Recorder of San Diego Countv November 16,1896.
AF”: 207-061-07 Acres: 4.67 Acres Proposed No. of Lots/Units: 14 Lotdl6 Units
GENERAL PLAN AND ZONING
Land Use Designation: RLM
Density Allowed: 0 - 4 DU/ACRE (GCP = 3.2 DU/ACRE)
Existing Zone: R-1 & R-1-15.000 Proposed Zone: R- 1 - 10.000
Surrounding Zoning and Land Use: (See attached for information on Carlsbad’s Zoning
Requirements)
Density Proposed: 3.4 DU/ACRE
Zoning
Site R- 1 -7,50O/R- 1 - 15,000
Land Use
RLM (NURSERY/SINGLE
FAMILY)
. North R-1-7500
South R- 1 - 1 5,000
East R-1-10,000/R-1-15,000
West R-1-7500
RLM (SINGLE FAMILY)
RLM (SINGLE FAMILY)
RLM (SINGLE FAMILY)
RLM (SINGLE FAMILY)
PUBLIC FACILITIES
School District: CUSD Water District: CMWD Sewer District: CARLSBAD
Equivalent Dwelling Units (Sewer Capacity): 16 EDU
Public Facilities Fee Agreement, dated: DECEMBER 23, 1997
ENVIRONMENTAL IMPACT ASSESSMENT
Mitigated Negative Declaration, issued MAY 22, 1998
Certified Environmental Impact Report, dated 0
0 Other,
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: ZC 97-08/LCPA 97-12/CT 97-241SDP 98-05/CDP 97-58
LOCAL FACILITY MANAGEMENT ZONE: LGENERAL PLAN: RLM
DEVELOPER'S NAME: JAMES & PATRICIA MAY
ADDRESS: 3926 PARK DRIVE. CARLSBAD. CA 92008
QUANTITY OF LAND USEAIEVELOPMENT (AC., SQ. FT., DU):
LOTS/16 UNITS
ESTIMATED COMPLETION DATE: UNKNOWN
ZONING: PROPOSED - R-1-10.000
PHONE NO. (760) 434-3121 ASSESSOR'S PARCEL NO.: 207-061-07
4.67 ACRES/ 14
A.
B.
C.
D.
E.
F.
G.
H.
I.
J.
K.
L.
City Administrative Facilities: 55.6 SO FT
Library: Demand in Square Footage = 29.6 SO FT
Wastewater Treatment Capacity (Calculate with J. Sewer)
Park: Demand in Acreage = .11 ACRE
Drainage: Demand in CFS = N/A
Demand in Square Footage =
16 EDU
Identify Drainage Basin =
(Identify master plan facilities on site plan)
Circulation: Demand in ADT = 160 ADT
(Identify Trip Distribution on site plan)
Fire: Served by Fire Station No. = 1
Open Space: Acreage Provided = N/A
Schools: CUSD
(Demands to be determined by staff)
Sewer: Demands in EDU 16 EDU
Identify Sub Basin =
(Identify trunk line(s) impacted on site plan)
Water: Demand in GPD = 3,520 GPD
The project is 1.1 dwelling unit above the Growth Management Dwelling unit allowance.
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.
2.
3.
4.
APPLICANT
List the names and addresses of all persons having a financial interest in the
9 Q&+~.ik/)(y
3926 #?mK&,k
OWNER
List the names and addresses of all persons having any ownership interest in the
property involved.
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.
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 92009-1 576 - (61 9) 438-11 61 - FAX (61 9) 438-0894 @
? P
5. Have you had m. than $250 worth of business tran,,;ted with any member of
City staff, Boards, Commissions, Committees and/or Council within the past twelve
(1 2) months?
0 Yes @6 If yes, please indicate person(s):
Person is defined as 'Any individual, firm, co-partnership, joint venture, association, social club,
fraternal organization, corporation, estate, trust, receiver, syndicate, this and any other county, city
and county, city municipality, district or other political subdivision or any other group or
combination acting .as a unit."
NOTE: Attach additional sheets if necessary.
JFfl6S bubcn &$*/ Jz5@,;,A #de AV A b/
Print or type name of owner Print or type name of appiicanf
Disclosure Statement 10/96 Page 2 of 2
EX1 STI NG : R-I/R-1-15,000
PROPOSED: R-1-10,000
.
MAY S U B D I VI S IO N
CITY OF CARLSI3AD TENTATIVE MAP NO, CT-97-24 SCALE : 1".46'
VICIJWLMP
PREPARED By:
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