Loading...
HomeMy WebLinkAbout1999-10-20; Planning Commission; ; SDP 98-05A|CDP 97-58A - CARLSBAD PARK ESTATESThe City of Carlsbad Planning Department P.C. AGENDA OF: October 20, 1999 A REPORT TO THE PLANNING COMMISSION Application complete date: May 25, 1999 Project Planner: Anne Hysong Project Engineer: Ken Quon Item No. @ SUBJECT: SDP 98-05(A)/CDP 97-WA) - CARLSBAD PARK ESTATES - Request for approval of a Mitigated Negative Declaration, Mitigation Monitoring and Reporting Program, a minor amendment to a Site Development Plan for two Second Dwelling Units, and amendment to a Coastal Development Permit for 14 single family homes on 14 previously graded single family lots in the R-1-10,000 zone 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. 4646, 4647, and 4648 APPROVING a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, SDP 98-05(A), and CDP 97-58(A) based on the findings and subject to the conditions contained therein. 11. INTRODUCTION The applicant is requesting approval of an amendment to a coastal development permit to allow the construction of 14 single family homes on previously subdivided and graded single family lots and an amendment to a site development plan to change two approved detached second dwelling units to attached second dwelling units. The Planning Commission’s decision is limited to determining if the proposed architecture and building placement of the 14 single family homes and two second dwelling units are consistent with the R-1 (One Family Residential) Zone including the Second Dwelling Unit Ordinance, Mello I1 LCP policies, and the Coastal Resource Protection Overlay Zone. As designed and conditioned, the project is in compliance with the General Plan, Mello I1 Segment of Carlsbad’s Local Coastal Program, and the relevant zoning regulations of the Carlsbad Municipal Code. 111. PROJECT DESCRIPTION AND BACKGROUND The proposed project consists of a request for a Coastal Development Permit amendment and Site Development Plan amendment to allow the construction of 14 single family one and two story homes and two second dwelling units on previously graded and subdivided single family lots in the R- 1 - 10,000 zone at the comer of Park Drive and Monroe Street. As stated above, the Planning Commission’s decision must be based on the projects consistency with the R-1 Zone development standards for single family homes and second dwelling units and the applicable Mello I1 LCP and Coastal Resource Protection Overlay Zone development regulations. The R-1 zone standards limit building height to a maximum of 30 feet and two stories, and the Mello I1 SDP 98-05(A)/CDP 97-58(A) - CARLSBAD PARK ESTATES October 20, 1999 Page 2 LCP regulations applicable to the subject property have no provisions for the preservation of private views or building height beyond those required by the R-1 zone. The May Subdivision, which was approved by the City Council in September, 1998 on appeal, created 14 single family lots that are a minimum of 10,000 square feet in area and included two detached second dwelling units on two of the 14 lots to satisfy the project’s inclusionary housing requirement. Although conceptual archtectural exhibits were approved for the lots proposed with second dwelling units as part of the original project approval, the project was conditioned to receive approval of an amended coastal development permit for the actual single family units prior to issuance of building permits. Since the proposed second dwelling units are no longer proposed as detached single story units, the approved site development plan (SDP 98-05) for the two second dwelling units must also be amended. The single family lots have been graded in accordance with the approved subdivision map and all the necessary utilities and street improvements have been constructed. Retaining walls in side and rear yard slopes are proposed to enable detached garages to be accommodated to the rear of residential structures and to ensure positive drainage to the street. Five of the lots have frontage on Monroe Street, three lots have frontage on Park Drive, and the remaining lots have frontage on May Court, an internal cul-de-sac street. . The proposed homes consist of two two-story floor plans (Plans 1 and 2) and two single story floor plans (Plans 3 and 4) that range in size from 2,720 square feet to 4,107 square feet (including three car garages). Two different facade treatments are proposed for each of the two- story units. Plan 1 has a detached single story garage located behind the main structure; Plan 2 has an attached single story garage located at the rear of the structure; and Plans 3 and 4 have side loaded garages which results in a street scene exclusive of garage doors. The proposed architectural style is craftsman with steeply pitched shake tile roofs, wood and shingle siding, cultured stone and river rock trim elements, and enhanced window treatment on all elevations. Four different muted color schemes are proposed. Plans 3 and 4 (single story units) are proposed for Lots 10 and 13 fronting on Monroe Street and the remaining lots are proposed with a mix of Plans 1 and 2. Lots 7 and 8, which were previously approved with detached second dwelling units, are now proposed with a Plan 2 which is altered by the addition of a 631 square foot, one bedroom second dwelling unit located above the single story garage. Exterior stairway access is provided to the unit and a parking space is provided in the driveway outside of the front yard setback. The proposed project is subject to the following land use plans, policies, and zoning regulations: A. Mello I1 Segment of the Local Coastal Program (LCP) B. Carlsbad Municipal Code; Title 21 , (Zoning Ordinance) including: 1. 2. 3. Chapter 2 1.10 - One Family Residential (R-1) Zone Chapter 21.53 - Affordable HousingKhapter 21.85 - Inclusionary Housing Chapter 21.203 - Coastal Resource Protection Overlay Zone SDP 98-05(A)/CDP 97-58(A) - CARLSBAD PARK ESTATES October 20, 1999 Page 3 I IV. ANALYSIS COASTAL DEVELOPMENT COMPLIANCE TABLE LCP Land Use Plan I RLM (Residential Low- Medium>* 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. Side Yard Setback Rear Yard Setback Max Building Height A. Mello I1 LCP Segment The 14 single family lots proposed to be developed with single family homes have been previously found in compliance with the applicable Mello I1 LCP resource preservation policies and implementing ordinances pertaining to soil erosion, sediment control, and drainage facilities as part of the subdivision map and subsequent grading permit. The proposed one and two story single family homes are consistent in size and architecture with surrounding development and will not obstruct public views or otherwise damage the visual beauty of the coastal zone. The proposed single family homes and second dwelling units are consistent with the LCP Land Use Map and Zoning Map as shown on the Coastal Development Compliance Table below: 10% Lot Width (5’ - lo’) 2 X Side Yard (lo’ - 20’) Minimum 6’ Minimum 16’ 30’ 27’6” 1 Zoning I R-1-10,000 (One Family Residential) U *The LCP Land Use Plan designates the subject site for RLM (Residential Low Medium) density development. Based on a density of 0 - 4 ddac, the lots could accommodate one dwelling unit on each lot and a second dwelling unit on Lots 7 and 8. Affordable Housing Policy 1-1 of the Mello I1 LCP allow for the development of second dwelling units subject to compliance with all applicable LCP provisions, with the exceptions of base density. B1. Chapter 21.10 - R-1 (One Family Residential) Zone The site is zoned R-1-10,000 requihng compliance with the R-1 Zone building height, setback, and coverage development standards. The proposed single family homes and second dwelling units are consistent with the R-1 Zone development standards as shown in the following table: STANDARD I REOUIRED PROPOSED 11 Front Yard Setback 20’ 20’ I I SDP 98-05(A)/CDP 97-58(A) - CARLSBAD PARK ESTATES October 20, 1999 Second Dwelling Unit: Maximum Floor Area Entrance Architecture Parking 640 square feet Separate entrance Architecturally compatible with main unit One additional off-street paved space 631 square feet Separate entrance Part of main unit located above attached garage One tandem space in driveway B2. Chapters 21.53 and 21.85 -Site Development Planfinclusionary Housing As required by Chapters 21.85 and 21.53 for all affordable housing projects, the Planning Commission and City Council, (on appeal) approved a Site Development Plan for two conceptually designed 603 square foot, one-bedroom, detached second dwelling units on Lots 7 and 8 for the May Subdivision project whch satisfied the project’s inclusionary housing requirement. Subsequently, an affordable housing agreement was approved for second dwelling units on these lots. It was recognized at that time that since plans for the actual single family units on each lot would be proposed at a future date, the Site Development Plan illustrating the conceptual second dwelling units might also have to be amended. As stated above, the proposed second dwelling units are consistent with the required second dwelling unit development standards. Although the second dwelling units are still proposed on Lots 7 and 8, they me now proposed as attached units located above the single story garage of Plan 2. The proposed units are still one-bedroom and slightly larger, 631 square feet compared to the approved 603 square feet. The exterior architectural design of the second dwelling unit is consistent with the main dwelling. An exterior stairway access is proposed adjacent to the garage, however, since the garage door is set back 44’ from the front of the structure, the stairway is not directly visible from the street. An off-street tandem parking space in front of the garage is provided. B3. Chapter 21.203 - Coastal Resource Protection Overlay Zone See discussion under Section A (Mello I1 LCP) above. V. ENVIRONMENTAL REVIEW The initial study (EIA-Part 11) prepared in conjunction with this project determined that the project would not have a significant impact on the environment because the applicant has agreed to mitigate the failure of the Palomar Airport and El Camino Real intersection through payment of their fair share for the short term improvements to that intersection. The project falls within the scope of the City’s MEIR for the City of Carlsbad General Plan Update (EIR 93-01) certified in September, 1994, in which a Statement of Ovemding Considerations was adopted for cumulative impacts to air quality and traffic. An Average Daily Trip (ADT) of 160 would be SDP 98-05(A)/CDP 97-58(A) - CARLSBAD PARK ESTATES October 20, 1999 Pace 5 generated by the proposed project. Ths ADT is consistent with the generation rate analyzed for the site in the MER. Therefore, the Planning Director issued a Mitigated Negative Declaration for the proposed project on September 7, 1999. The environmental document was noticed in the newspaper and no public comments were received during the 30 day public review and comment period. ATTACHMENTS: 1. Planning Commission Resolution No. 4646 (Mit Neg Dec) 2. Planning Commission Resolution No. 4647 (SDP) 3. Planning Commission Resolution No. 4648 (CDP) 4. Location Map 5. Background Data Sheet 6. Disclosure Statement 7. Planning Commission Resolution No. 4327 8. Planning Commission Resolution No. 4329 9. ‘Reduced Exhibits 10. Full Sized Exhibits “A” - “V” AHeh:mh t. CARLSBAD PARK ESTATES S-DP 98-05(A)/CDP 97-58(A) BACKGROUND DATA SHEET CASE NO: SDP 98-05(AYCDP 97-58(A) CASE NAME: CARLSBAD PARK ESTATES APPLICANT: CARLSBAD ESTATES. LLC REQUEST AND LOCATION: 14 single familv homes and two second dwelling units on previouslv subdivided and m-aded single familv lots in the northwest auadrant at the comer of Park Drive and Monroe Street. LEGAL DESCRIPTION: Need new legal description APN: 207-061-07 Acres: 4.28 Proposed No. of Lots/Units: 16 Units (14 single family and two second dwelling units) GENERAL PLAN AND ZONING Land Use Designation: RLM Density Allowed: 0-4 ddacre Existing Zone: R- 1 - 10,000 Surrounding Zoning, General Plan and Land Use: Density Proposed: Not AuDlicable Proposed Zone: Not Auplicable Zoning General Plan Current Land Use Site R-1- 10,000 RLM Vacant North R- 1 - 10,000 RLM Single Family Homes South R-1-7,500 IUM Single Family Homes East R- 1 - 15,000 RLM Single Family Homes West R- 1-7,500 RLM Single Family Homes PUBLIC FACILITIES School District: CUSD Water District: CMWD Sewer District: CARLSBAD Equivalent Dwelling Units (Sewer Capacity): 16 Public Facilities Fee Agreement, dated: December 23. 1997 ENVIRONMENTAL IMPACT ASSESSMENT 0 Negative Declaration, issued SeDtember 7. 1999 Certified Environmental Impact Report, dated 0 Other, 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 at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: Person is defined as ‘‘Any individual, firm, co-partnership, joint venture, association. social club, fraternal organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and comb. cic municipality, district or other political subdivision or any other group or combination acting as a unit.” Agents may sign this document; however, the iegal name and entity of the applicant and property ouner must be provided below. 1. APPLICANT (Not the applicant’s agent) ’ Provide the COMPLETE. LEGAL names and addresses of persons having a financial interest in the application. If the applicant includes a comoration or Dartnershiu. include the names. title. addresses of all individuals owning more than 10% of the shares. IF NO APPLICABLE (N/A) IN THE SPACE BELOW If a publiclv-owned comoratioiiA include the names. titles. and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Herb Palmtag Corp/Pan Carlsbad Estates LLC Title Manager Title (see attached list of partners) INDIVIDUALS OWN MORE THAN 10% OF THE SHARES. PLEASE INDICATE NON- Address I10 Juniper St. Address 110 Juniper St. ^. n n. San Diego, CA 92101 ban uiego, ~2-lvl A. 7 OWNER (Not the owner’s agent) Provide the COMPLETE, LEGAL names and addresses of persons having any ownership interest in the property involved. Also. provide the nature of the legal ownership (i.e. partnership. tenants in common. non-profit, corporation. etc.). If the ownership includes a corDoration or pannershiu. include the names, title. addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly- owned coruoration. include the names. titles. and addresses of the corporate officers. (A separate page may be attached if necessap .) person Herb Palmtag Corp/Part Title Manager Title (see attached list Of partners) Carlsbad Estates LLC Address 1 IO Juniper St. Address 1 IO Juniper St. - _. San Diego, CA 92101 San ulego, LA YL~LJI 2075 Las Palmas Dr. - Carlsbad. CA 92009-1 576 * (760) 438-11 61 - FAX (760) 438-0894 @ 2. NOK-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust. list the names and addresses of ANY person serving as an officer or director of the non-profir organization or as trustee or beneficiary of the. Non Profitrrrust Non Profitrrrust 3. Have you had more than $250 worth of business transacted with any member of Cit? staff. Boards. Commissions, Committees and/or Council within the past twelve ( 12) months? 0 Yes [f3 No If yes, please indicate person(s): NOTE: Attach additional sheets if necessary. 1 certifv that all the above information is me and correct to the best of my knowledge. - Signature of applicantl te 4 .. Signature of owner& for Carlsbad Estates LLC for J Carlsbad Estates LLC Print or type name of owner Print or type name of applicant L: Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent I /q&&&. &- &hey B. Dads Address: 1 10 Juniper Street San Diego, CA 92101 Herbert &&fK M. Palmtag U Address: 110 Juniper Street San Diego, CA 92101 Family Trust U/T/A Dated October 7,1980 Novembpr 29, -1 979 + ! 9mber 29, $79 Add ress : 7728 Hidden Valley Court La Jolla, California 92037 Operatlnp Aprecrncnt 16 -97-58 'A' 4- /Lo . - ._ . . . MI .n.r ! /- SITE 1'Lm MAY SUBDIVISION (CT 97-24) e-~aumr~~ wmm Clrml PROJECT NQ SOP -98-05 .A- CDP -97-58 'A' I.- A. . SEWN 8-8 First Floor Second Floor Plan I ... 3015 sf LO,., t,.' . r4. ASSOCIATES ARCHITECTURE PLANNING * I I ._ .. . ~ . .... .. . __ . .. -. . . . .. . . . . . . . .. .. -.. .- . -. . 8. - Residences at Park Terrace Plan I Palmtag-Davis Communities EDINCER DESIGN ASSOCIATES ARCHllEClURE PLANNING Secotid Floor - 60'-0" .~ .. Om *ole ,,. * I 0' Plan 2... 3452 sf Q) 0 a k kf 0) ASSOCIAIES ARCHITECTURE t PLANNING .I - Residences at: Park Terrace Plan 2 Palmtag-Davib Communities ARCHllEClURE PLANNING I Second Dwelling Unit Floor Plan ... 631 sf I Family Run " -I , I First Floor Main Dwelling L: ,,:. Plan 2 4 I ASSOCIATES ARCHITECTURE . PLANNING t -- 1 5 2 s b H a i I .. Front Elevation I i . ... . ! ... ~ Rear Elevation Right Elevation m Q) d EDINGER DE~~GN ASSOCIATES ARCHIIECTURE Plan 2 PLANNING d) 0 cr3 k I-. .J Q) d) *- I. l- ,. ! j ! I I j ~ Right Elevation EDINGER DESIGN ASSOCIATES Front Elevation ARCHIIECTUPE + PLANNING Plan 2 %Ob. I,.. . 1-7 Plan 3... 3160 sf EDINGER DESIGN ASSOCIA!ES , AQCHIlECTUk'E + PLANNING . . ....... ................. - .... ....... __ . ..... ...... ...... - -. + Left Elevation L- I .+ ............. - ... __..__I . __ .... ...... .... .- ..... Entry Elevation Plan 3 A EDINGEP DESIGN ASSOCIATES ARCHITECTURE + P 1 A N N I N G f ‘t-t +~ .. I I -e I i ~~ -. - ... . ^.-...........______.I_.. - --I Right Elevation 4 c.. ... .- ~ . ... . . .. .. - .r_ ._ Rear elevation Plan 3 EDINGER DESIGN ASSOCIAI€$ ARCHITECTUPF t PLANNING Plan 4.. . 2720 sf frola ill' . 4 -0- d i ARCHITECTURE + PLANNING ~ - I Left Elevation _. -- . . - - I- .- f ~ EDINGEP DESIGN ASSOCIATES Plan 4 ARCHllEClUPE PLANNING + +- 1 Right Elevation - Rear elevation d Plan 4 + PLANNING .