Loading...
HomeMy WebLinkAbout1997-05-21; Planning Commission; ; CT 96-03|PUD 96-03|HDP 96-03|SDP 96-04 - PACIFIC VIEW ESTATES1118 City of CARLSBAD Planning Departmbm A REPORT TO THE PLANNING COMMISSION P.C. AGENDA OF: May 21,1997 Application complete date: October 10, 1996 90-Day Extension Expires: July 10, 1997 Project Planner: Teresa Woods Project Engineer: Ken Quon SUBJECT: CT 96-03PUD 96-03/HDP 96-031SDP 96-04 - PACIFIC VIEW ESTATES - Request for approval of an Amended Mitigated Negative Declaration, Tentative Tract Map, Planned Development Permit, Hillside Development Permit and Site Development Plan to subdivide 8.52 gross acres into 26 single-family lots, 3 lots to provide legal access to adjacent properties and 4 open space lots, for a total of 33 lots on the property. Four of the single-family units are proposed to include second dwelling units. The property is located on the north side of Carlsbad Village Drive at Donna Drive, in Local Facilities Management Zone 1. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 4099 APPROVING the amended Mitigated Negative Declaration issued by the Planning Director, and ADOPT Planning Commission Resolutions No. 4100,4101 , 4102 and 41 03 APPROVING CT 96-03, PUD 96-03, HDP 96-03 and SDP 96-04 based on the findings and subject to' the conditions contained therein. 11. INTRODUCTION The applicant is proposing to construct 26 single-family residences, four with second dwelling units, on the north side of Carlsbad Village Drive at Donna Drive. The site is zoned R-A-10,000 and has a General 'Plan designation of Residential Low-Medium (RLM). The applicant is requesting to exceed the Growth Management Control Point of 3.2 ddacre (while remaining within the density range of 0-4 ddacre) as provided for in Section 21.90.045 of the Carlsbad Municipal Code. All findings required pursuant to Section 21.90.045 can be made. The proposed project complies with the Planned Development Ordinance, Small Lot Architectural Guidelines, Hillside Development Ordinance and all other policies and ordinances applicable to the project. 111. PROJECT DESCRIPTION AND BACKGROUND The proposed project contains 26 single-family homes, four of which have second dwelling units. The proposed second dwelling units are 421 square feet in size with one bedroom, and are located on the ground floor of the homes. In addition to the 26 residential lots, the project contains three lots to provide legal .access to adjacent properties to the north and four open space lots, for a total of 33 lots on the site. Topographically, the site consists of hilly terrain containing CT 96-03RUD 96-03/HDP yA3/SDP 96-04 - PACIFIC VIEW ESTATha MAY 21,1997 a hilltop which generally falls away on all sides. The site is zoned R-A-10,000 and has a General Plan designation of RLM. The property totals 8.52 gross acres, is presently undeveloped, and has been previously disturbed. The majority of the project site contains disturbed habitat (4.37 acres). Low quality coastal sage scrub (1.95 acres) exists within the central portion of the site, and approximately 2.2 acres of the site is occupied by southern mixed chaparral. The project as conditioned, would be required to mitigate for impacts to the coastal sage scrub. The project site is located on the north side of Carlsbad Village Drive at Donna Drive. The General Plan designations vary in the surrounding area and include Residential Medium High (RMH), Residential Medium (RM) and Residential Low-Medium (RLM), (see Exhibit “X,, attached, for the exact location of the various General Plan Designations). The zoning in the surrounding area also varies greatly, and includes P-C, RDM-Q-7,000, R-1-10,000, and R-A- 10,000, (see Exhibit “Y” attached, for the exact location of these zoning designations). There are three parcels located north of this site which range in size from .78 - 1 acre in size, and which contain one single-family home each. These lots could be further subdivided in the future. Two of these parcels have RM General Plan designations and are zoned RDM-Q-7,000 and one parcel is designated RLM in the Carlsbad General Plan and has R-A-10,000 zoning (see Exhibits “X’ and “Y”, attached). A City reservoir (Elm Reservoir) is located on the Southern boundary of the property near the center of the site. A portion of the reservoir site will be used for Donna Drive and “B” Street right-of-way. The reservoir property will be improved with curb, gutter, sidewalk, landscaping and new fencing. The applicant is requesting to exceed the Growth Management density control point of 3.2 ddacre on the site (while remaining within the density range of 0-4 ddacre). Section 21.90.045 of the Carlsbad Municipal Code provides that residential developments shall not be approved which exceed the density control point unless specific findings can be made. As discussed below in Section E, Growth Management, all findings required pursuant to Section 21.90.045 can be made. The proposed 26 residential lots range in size from 7,006 to 14,963 square feet. The units will be two-stories, 30-feet in height, and range in size from 2,235 to 3,045 square feet. Four of the units contain 421 square foot, one-bedroom, second dwelling units, to be located on the ground floor. The project features California contemporary architecture consisting of tile roofs with varying roof lines, decorative shutters, flagstone accents, used brick accents and stucco exteriors. The proposed project is subject to the following regulations: A. Carlsbad General Plan (Residential Low-Medium) 0-4 ddac with a Growth Control Point of 3.2 ddac; B. Residential Agricultural (R-A- 10,000) Zoning (Chapter 2 1.16 of the Carlsbad Municipal Code), Planned Development Ordinance (Chapter 2 1.45 of the Carlsbad Municipal Code) and Small Lot Architectural Guidelines; C. Hillside Development Ordinance (Chapter 21.95 of the Carlsbad Municipal Code); D. Inclusionary Housing Ordinance (Chapter 21.85 of the Carlsbad Municipal Code); and CT 96-03PUD 96-03/HDP >A3/SDP 96-04 - PACIFIC VIEW ESTATLCY MAY 21,1997 E. Growth Management Ordinance Section 2 1.90.045 and compliance with Local Facilities Management Zone 1. IV. ANALYSIS Staffs recommendation of approval for this project is based upon the following analysis of the project's consistency with the applicable policies, standards and zoning listed above. A. GENERAL PLAN LAND USE ELEMENT The property has a Residential Low Medium (EM) General Plan Designation. The RLM designation allows the development of single-family homes in the density range from 0 to 4 dwelling units per acre, with a 3.2 ddacre growth management control point. The project consists of 26 single-family homes and 4 second dwelling units for a total of 30 units on the project site. At 30 units, the project has a density of 3.97 ddacre (30 unitd7.56 net acres = 3.97 ddac), which is within the density range of the RLM General Plan designation, but which is above the Growth Management density control point of 3.2 ddacre. Under the existing R-A- 10,000 zoning, four dwelling units per acre could be achieved. As provided for in the General Plan, a project can exceed the growth control point if the zoning is consistent with the General Plan, including the land use designation, and no more than a maximum of twenty five (25) percent additional units are proposed in excess of the growth control point. This provision would allow a maximum of 30 units on the site. Since the applicant is proposing 30 units, and the R-A- 10,000 zoning is consistent with the RLM General Plan designation, this project is in compliance with. the Land Use Element of the General Plan. Further, the project is compatible with surrounding uses including the reservoir, multiple family apartments, small lot single family units and standard lot (7,500+ square feet) single family units. Issues related to the proposed density exceeding the Growth Management control point are addressed below in Section E, Growth Management. HOUSING ELEMENT Program 3.6b of the Housing Element requires that fifteen percent (15%) of all approved units shall be made affordable to lower income households. The inclusionary housing requirement for this project is 4.5 units and is further discussed in Section D, below. To satis@ their inclusionary housing requirement, the applicant proposes to construct 4 second dwelling units and to pay a fee equal to .5 of a credit times the average subsidy to make a unit affordable as permitted pursuant to Section 21.85.040(c) of the Carlsbad Municipal Code. As designed and conditioned, the project is consistent with the Housing Element of the General Plan. CT 96-03PUD 96-03MDP >o-d3/SDP 96-04 - PACIFIC VIEW ESTATba MAY 21, 1997 B. PLANNED DEVELOPiMENT AND R-A-10,000 ZONING A Planned Development Permit is being processed for this project along with the Tentative Map in order to provide design flexibility on this hillside site. As provided for in the Planned Development (PD) Ordinance, the project is designed with a single-family product with lot areas smaller (7,000 square feet minimum) than permitted in a R-A-10,000 subdivision. When a Planned Development Permit is required, the PD Ordinance has a separate set of requirements in addition to those of the underlying zone, which in this case is R-A-10,000. The surrounding area is developed with both single-family (lots ranging in size fiom 4,000 to 10,000 + square feet) and a multiple-family apartment project. The development of this site with single-family residences on minimum 7,000 square foot lots is compatible with the existing single-family and multiple- family homes of the area. The project is designed with California contemporary architecture and includes: tiled roofs with varying roof lines; decorative shutters, used brick and flagstone accent treatments; use of different window shapes and treatments; and, stucco exteriors. The project as designed, complies with all of the small lot architectural guidelines as illustrated on Exhibits “N’ - “0”. The project includes a 36,098 square foot recreatiodrecreational vehicle (RV) storage lot (Lot 8), which contains a multiple-use court, trail, lawn area and a 600 square foot RV storage area. As designed and conditioned, the RV storage area is screened from adjacent properties and street with screen walls, decorative gates and landscaping. As.provided for in Section 21.45.090(~)(3) the applicant has requested approval to provide guest parking on-street. The project provides 41 guest parking spaces on-street (1 0 spaces required). The project is designed with two public streets which will be fully improved with curb, gutter and sidewalk. In accordance with requirements of the City’s subdivision ordinance, the street layout is designed to serve both this subdivision as well as relate to the existing streets of the adjoining subdivision. Streets fiom this project will connect to the existing southern terminus of Wintergreen Drive, to provide orderly and logical access and circulation for both this development and the existing adjoining subdivision. The streets will provide secondary access to the existing subdivision on Wintergreen Drive. The project has also been designed to provide public street access to existing adjacent lots to prevent a landlocked situation. For these existing adjacent lots, the subdivision includes three lots that provide access, as required by Title 20 of the City’s Municipal Code, so as to not preclude future development of these parcels. Title to these newly created lots will be transferred to the property owners of the existing adjacent lots, and will remain designated for access purposes only. All required facilities and services will be available concurrent with need to meet all City standards. The project is designed to permit the lots to drain to the street. A noise study conducted for the project identified that the development complies with the City’s exterior noise policy of 60 dBA CNEL as designed with noise barriers along Carlsbad Village Drive. The proposed project complies with the requirements of the Planned Development Ordinance as follows: CT 96-03PUD 96-03/HDP A3/SDP 96-04 - PACIFIC VIEW ESTATIX MAY 21, 1997 STORAGE SPACE 480 cubic feethnit 480 cubic feethnit provided in garage BUILDING HEIGHT 30 feet 30 feet PARKING 2 covered spaces per unit plus 2 covered spaces per unit plus 5 spaces for first 10 units plus 1 41 guest parking spaces for each 4 units over 10 units provided on-street (1 0 required for project) LANDSCAPING 40% of front yard 40%+ of front vard C. HILLSIDE DEVELOPMENT A Hillside Development Permit is required for any project site which contains a slope of 15% or greater and an elevation differential of greater than 15 feet. The proposed project complies with all requirements of the Hillside Development Ordinance. With approximately 64,500 cubic yards of grading proposed, which equates to approximately 7,460 cubic yards of grading per acre, the project is within the acceptable amount of grading permitted under the Hillside Development Ordinance. The site slopes down to the east and west from the center of the site. The grading on the site is designed with natural contours and a variety of slope directions and undulations. The slopes are designed with landscape screening to soften the visual impacts of the slopes. The project is designed with building pads that step down both the project site and the streets. No development is proposed on the 40% or greater slopes on the site except for the grading of existing manufactured slopes, which were created by the development of Carlsbad Village Drive and Wintergreen Drive, as permitted pursuant to Section 21.45.090 of the Carlsbad Municipal Code for areas previously disturbed by authorized grading. The table below summarizes the requirements of hillside development regulations, and the way in which the proposed project design complies with these requirements. CT 96-03PUD 96-03/HDP 2 ”03/SDP 96-04 - PACIFIC VIEW ESTATha MAY 21, 1997 PAGE 6 Contour Grading Provide a variety of slope directions and undulation. Roadway Design Hillside Architecture Follow the site contours. Use terraced pads andor foundations. Maintain natural slopes with structures and roofs. Decrease building mass with increased steemess. Site is contour graded including a variety of slope directions and undulation. All slopes areas will be screened with landscaping. To the extent feasible, the roadways have been designed to complement the slopes. Pads are stepped down the hillside within the project area. The building pads do not contain slopes. D. INCLUSIONARY HOUSING The inclusionary housing requirement for this project is 4.5 units. The project proposes to construct 4 second dwelling units (SDU) and to pay a fee equal to .5 of a credit times the average subsidy to make a unit affordable as permitted pursuant to Section 21.85.040(c) of the Carlsbad Municipal Code. The project is designed to provide 26 single-family residences with SDUs incorporated into four of the single-family homes. The proposed SDUs are one bedroom units located on the ground floor of the home, and contain 421 square feet of area. A Site Development Plan (SDP 96-04) is being processed consistent with the Inclusionary Housing Ordinance and establishes the location of the four proposed Second Dwelling Units (Lots 14,21, 24 and 27) as indicated on Exhibit “A”. The SDUs have private entryways and provide covered parking as a third space in a three-car garage. Consistent with the Inclusionary Housing Ordinance, these second dwelling units would be administered through an affordable housing agreement. E. GROWTH MANAGEMENT The proposed project is located within Local Facilities Management Plan Zone 1 in the Northwest Quadrant of the City. The impacts on public facilities created by this project and compliance with the adopted performance standards are summarized as follows: . CT 96-03EUD 96-03/HDP >d-O3/SDP 96-04 - PACIFIC VIEW ESTATha MAY 21,1997 PAGE 7 GROWTH MANAGEMENT COMPLIANCE STANDARD IMPACTS COMPLIANCE City Administration 105 sa. ft. Yes for the property. The proposal includes a request to exceed the Growth Management control point of 3.2 dwelling units per acre as provided for in Section 2 1.90.045 of the Carlsbad Municipal Code. As provided for in this section, the findings required to exceed the growth control point can be made (see the table below). The northwest quadrant dwelling unit cap is not exceeded with the approval of this project because there is a large surplus of units in the northwest quadrant totaling 1,001 units. Approval of this project lowers the excess dwelling unit surplus by 5.84 units. Provide additional suffici exceed the quadrant unit limits. project above the control point, will not result in V. ENVIRONMENTAL REVIEW The property totals 8.52 gross acres and is presently undeveloped. The site has been previously disturbed. The majority of the project site contains disturbed habitat (4.37 acres). Low quality coastal sage scrub (1.95 acres) exists within the central portion of the site, and approximately 2.2 acres of the site occupied by southern mixed chaparral. The project as conditioned, is required to . .mitigate for impacts to the coastal sage scrub. The topography of the site is varied consisting of gently sloping to steep hillsides, which generally slope down from the center of the site toward the east and west. This project qualifies as a subsequent development to the City's MEIR (93-01) CT 96-03/PUD 96-03/HDP >d3/SDP 96-04 - PACIFIC VIEW ESTATbs MAY 21,1997 under Section 21083.3 of CEQA. The environmental review for this project relied upon the MEIR for analysis of cumulative air quality and traffic impacts. Therefore, the project is determined to be in prior compliance with MEIR 93-01. The Planning Director determined that based on the initial study and field review conducted by staff, no significant environmental impacts will result from this project as conditioned to mitigate potential impacts, and therefore, an amended Mitigated Negative Declaration was issued on January 22, 1997. ATTACHMENTS: 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. Planning Commission Resolution No. 4099 Planning Commission Resolution No. 4100 Planning Commission Resolution No. 41 01 Planning Commission Resolution No. 4 102 Planning Commission Resolution No. 41 03 Location Map Background Data Sheet Local Facilities Impact Assessment Form Disclosure Statement Exhibit “X”, General Plan Designations Exhibit “Y”, Zoning Designations Reduced Exhibits Full Size Exhibits “A”-“O“ dated May 2 1, 1997. PACIFIC VIEW ESTATES CT 96-03/PUD 96-03/ HDP 96-03/SDP 96-04 .- "r BACKGROUND DATA SHEET CASE NO: CT 96-03iPUD 96-03/HDP 96-03/SDP 96-04 CASE NAME: Pacific View Estates APPLICANT: Pacific View Limited REQUEST AND LOCATION: Request to subdivide an 8.52 acre site into 26 single family lots, 3 lots to provide legal access to adjacent proDerties and four open space lots. Four of the units are proposed to contain 460 square foot, first floor, second dwelling units. The property is located on the northside of Carlsbad Village Drive at Donna Drive. LEGAL DESCRIPTION: A portion of the Northwest Ouarter of the Southwest Ouarter of Section 32, Township I1 south, Range 4 West, San Bernardino Base and Meridian. in the City of Carlsbad, County of San Diego. State of California. APN: 167-250- 16 Acres: 8.52 Proposed No. of LotsWnits: 26 single family units: plus 4 2nd dwelling, units GENERAL PLAN AND ZONING Land Use Designation: RLM Density Allowed: 3.2 ddac Density Proposed: 3.97 ddac Existing Zone: RA-10,000 Proposed Zone: RA-10,000 Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning Requirements) Zoning Land Use Site RA-1 0,000 RLM North DM-Q-7, PC, RA-10,000 RM/RLM South , R- 1 - 1,000, R-A- 10,000 RL" East PC RMH West PC NOS PUBLIC FACILITIES School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): 30 EDU Public Facilities Fee Agreement, dated: March 22. 1996 ENVIRONMENTAL IMPACT ASSESSMENT [x1 Negative Declaration, issued Januar~ 22, 1997 0 Certified Environmental Impact Report, dated " - 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: Pacific View Estates - CT 96-03PUD 96-03lHDP 96-03/SDP 96-04 LOCAL FACILITY MANAGEMENT ZONE: 1 GENERAL PLAN: RLM ZONING: RA-10,000 DEVELOPER'S NAME: Pacific View Limited ADDRESS: PO Box 2198. Carlsbad. California 9201 8 PHONE NO.: (619) 720-9785 ASSESSOR'S PARCEL NO.: 167-250-16 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 8.52 Acres ESTIMATED COMPLETION DATE: Unknown A. City Administrative Facilities: Demand in Square Footage = 105 Square Feet B. Library: Demand in Square Footage = 52.5 Square Feet C. Wastewater Treatment Capacity (Calculate with J. Sewer) D. Park: Demand in Acreage = 0.20 E. Drainage: Demand in CFS = NIA Identify Drainage Basin = Buena Vista (Identify master plan facilities on site plan) F. Circulation: Demand in ADTs = 292 (Identify Trip Distribution on site plan) G. Fire: ' Served by Fire Station No. = 1 and 3 H. Open Space: Acreage Provided = 1.49 Acres I. Schools: Carlsbad (Demands to be determined by staff) J. Sewer: Demands in EDUs 30 Identify Sub Basin = NIA (Identify trunk line(s) impacted on site plan) K. Water: Demand in GPD = 6,600 L. The project is 5.84 Dwelling Units above the Growth Management Dwelling unit allowance. List the names and addresses of all persons having a financial interest in the application. PACIFIC VIEW LTDm c/o D, JA~/DFVFI ~PFR - PIOa BOX 7198 CARLSBAD, CA 92018 Dm RYAN. OWNFR 1777 nrFgblSlnF RI Vn. List the names and addressor of all persons having my ownorship intwost in tho property involved. PACIFIC VJFW ITD, nFVFl nPFR n. RYAN 1777 nrFANSlnF R1 Vn. ClllTF A It I1 # 3. If any pwsOn idmMod punWnt to (1) 01 (2) rbow is 8 corpontion 01 putnorship, list the names an( addressas of ell individual8 owniq mor0 than lo96 of tho $hum in tho corporation or owning any partnersnl: interest in tho p8rtn.nhip. N/A Disclosur@ Statomon! 5. Have you had more than $250 worth of business transacted with any member of City staff, doarcs. Commrssrons, Committees and Council within the past we&e months? Yes - No x If yes, piease indicate person(s) . .. FRM 13 4/91 palrc2of2 a GENERAL PLAN DESIGNATIONS PACIFIC VIEW ESTATES CT 96-03 ,- 1 ZONING DESIGNATIONS EXHIBIT "Y" PACIFIC VIEW ESTATES CT 96-03 ” ..- " - i .. I 3 ._"""""""" 1 I L "- I" I Floor Plan 1,077 S.F. Second Floor E I """ I"""- Floor Plan 1,158 SmFm First Floor r """" 1 BEDROOM s OPT. DEW PATIO ENTRY SCARGARAGE 1 r I L,-"-"I """_ -I Floor Plan First Floor 1,352 S.F. W I L MASTER SUITE """"" IV r -- 2,625 SF. L====J BEDROOM 3 L I 1 Floor Plan Second Floor OJ 1,273 S.F.