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HomeMy WebLinkAbout2000-10-04; Planning Commission; ; SDP 99-17|CDP 99-57 - DEMOLITION AND CONSTRUCTION OF DUPLEX CONDOMINIUM• City of Carlsbad Planning Departmlt A REPORT TO THE PLANNING COMMISSION P.C. AGENDA OF: October 4, 2000 Item No.@ Application complete date: April 17, 2000 Project Planner: Christer Westman Project Engineer: David Rick SUBJECT: SDP 99-17/CDP 99-57-PACIFIC BREEZE -Demolition of a single-family home and construction of a duplex condominium on a 6,011 square foot lot generally located at the northeast comer of Garfield Street and Tamarack A venue within the Beach Area Overlay Zone and Local Facilities Management Zone 1. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 4833 APPROVING a Negative Declaration and ADOPT Planning Commission Resolutions No. 4834 and 4835 APPROVING Site Development Plan SDP 99-17 and Coastal Development Permit CDP 99-57 based on the findings and subject to the conditions found therein. II. INTRODUCTION The applicant is requesting Planning Commission approval of a Site Development Plan and Coastal Development Permit for a two-unit, attached, residential condominium. The 6,011 square foot project site is located at the southeast comer of Garfield Street and Tamarack A venue. The site is currently occupied by a single-family, detached residential structure, landscaping and fencing. Surrounding development consists largely of single-family, detached residential structures and duplexes. Other than a large eucalyptus tree which may have aesthetic value, the site does not include any biologically significant vegetation nor does it have any significant environmental resource value. The project complies with all applicable development regulations and policies. The application includes a request to subdivide the property by a Minor Subdivision and Condominium Permit. Because the subdivision is for less than four lots, the subdivision and the condominium permit will be issued administratively subsequent and subject to the approvals of the site plan and Coastal Development Permit by the Planning Commission. III. PROJECT DESCRIPTION AND BACKGROUND The project is a two-unit, attached, residential condominium at the south east comer of Tamarack A venue and Garfield Street. The homes are approximately 1,900 square feet each with attached two-car garages. Guest parking is provided on the driveway which is 20 feet deep. Access to both garages is from Tamarack A venue. The buildings are designed with horizontal hardboard siding and stucco surfaces. The building has good roof height variation and stepped building planes. The greatest variation is in the south elevation. Minimal outdoor areas are proposed on the north and east elevations for the individual units. SDP 99-17/CDP 99-57 -P,IFIC BREEZE October 4, 2000 Page2 The proposed project is subject to the following plans, ordinances, standards, and policies: A. B. C. D. E. F. G. H. IV. A. General Plan Carlsbad Municipal Code Chapter 21.12 (Two-Family Residential) Carlsbad Municipal Code Chapter 21.45 (Planned Development) Carlsbad Municipal Code Chapter 21.82 (Beach Area Overlay Zone) Carlsbad Local Coastal Program Growth Management Ordinance Carlsbad Municipal Code Chapter 19.00 (Environmental Procedures) California Environmental Quality Act ANALYSIS General Plan The following Table A identifies General Plan goals and objectives relevant to the proposed project and indicates the compliance of the proposal. TABLE A -GENERAL PLAN COMPLIANCE ELEMENT USE, PROPOSED USES & COMPLY? CLASSIFICATION, IMPROVEMENTS GOAL OBJECTIVE, ORPROGRAM Land Use Site is designated for RH at One Duplex at 14.5 du/ac. Yes 15-23 du/ac. Circulation New development shall Access is via driveways Yes dedicate and improve all from Tamarack A venue. public right-of-way for Sidewalk improvements circulation facilities will be required along the needed to serve Tamarack A venue and development. Garfield Street frontages. Housing Provision of affordable The project will be Yes housing. conditioned to pay an impact fee at building permit issuance. Open Space & Utilize Best Management The project will conform Yes Conservation Practices for control of to all NPDES storm water and to protect requirements. The project water quality. does not encroach into any areas of General Plan designated Open Space or un-developable slopes. SDP 99-17/CDP 99-57 -PtIFIC BREEZE October 4, 2000 Page 3 Public Safety Review new development Required facilities have proposals to consider been conditioned. emergency access, fire hydrant locations, and fire flow requirements. Parks & Ensure that parks are The project will pay a Recreation developed prior to or contribution toward the concurrent with need, as provision of parks through defined by the Growth a Park-in-Lieu fee. Management Plan. B. Two-Family Residential (R-2) Yes Yes The R-2 zone allows single-family and two-family residential units on a single lot. Three and four-family residential units are allowed in the R-2 zone when adjacent to a commercial zone. The project site is surrounded by residential zoning and therefore single and two-family residential units are allowed. Minimal grading is proposed so that the pad elevations will not be increased above existing levels. The maximum building height allowed is 30 feet and the tallest portion of the proposed building is limited to 27.5 feet. A 20 foot front yard setback is required at Garfield Street and the project provides 20 feet to the building fa9ade. Two uncovered porches extend six feet into the front yard consistent with Section 21.46.120 (4) which states that uncovered porches and platforms which do not extend above the floor level of the first floor may extend no more than six feet into the front yard. The porches are designed to be level with the first floor of the building and are therefore within the limits established by the Zoning Ordinance. The interior side yard setback requirement is equal to 10% of the lot width. The minimum required interior side yard setback is five feet and the maximum is ten feet. The project lot is 48.5 feet wide, therefore, the required interior side yard setback is five feet and the project is designed with a five foot interior side yard setback. The minimum street side yard setback is ten feet and the project proposes a ten foot street side yard setback. An uncovered entry porch is proposed within the street side yard setback at Tamarack Avenue. Section 21.46.120 (3) & (6) allows for the intrusion of stairways and railings into setbacks up to two feet. The porch does not encroach more that 2 feet. The R-2 zone allows all buildings, including accessory buildings and structures to cover no more than 50% of the area of the lot. The project building is the two units and garages which have a combined coverage of2,644 square feet which is only 44% of the lot area. The proposed project complies with all of the development standards of the R-2 zone. C. Planned Development The intent of the Planned Development chapter of the Municipal Code is to allow for some development standard flexibility and encourage creatively designed projects but not at the expense of compatibility with the surrounding development or topography. SDP 99-17/CDP 99-57 -P,IBIC BREEZE October 4, 2000 Page4 The Planned Development chapter is being applied to this project because the applicant is requesting subdivision of the duplex property into air-space ownership lots. Consequently, the Planned Development Ordinance development standards apply. If the Planning Commission approves the Site Development Plan and Coastal Development Permit, a Condominium Permit may be issued by the Planning Director. The following discussion regarding the Planned Development Ordinance illustrates that the project complies with those standards. The project is subject to a 20 foot front yard setback on Garfield Street, a 10 foot street side yard setback on Tamarack A venue, a ten foot rear yard setback at the eastern property line and a 5 foot side yard setback on the northern property line. Each of these standard setbacks have been provided. Parking has been provided consistent with the requirements of the Parking Ordinance (Chapter 21.44). Two covered parking spaces per unit are provided within enclosed garages. Because the project is a single duplex condominium, guest parking has been proposed and can be accommodated for each unit as a tandem space on the driveways. Two hundred square feet of recreational area is required per unit. Yard areas have been created which total more than 200 square feet per unit. The project does not include any new streets, therefore, compliance with street width standards is not applicable. Because the project is less than 10 units, there is no requirement to provide parking for recreational vehicles or a central refuse area. Storage area equal to at least 480 cubic feet is provided within the garages of each of the units. Garages are 23 feet 6 inches deep and 21 feet wide which creates more than 588 cubic feet outside of the required parking area. D. Beach Area Overlay Zone The intent and purpose of the Beach Area Overlay Zone is to supplement the underlying residential zoning by providing additional regulations for development within designated beach areas to ensure that development is compatible, that there is sufficient parking, and that the aesthetic quality of the area is protected. Residential uses are allowed within the Beach Area Overlay with approval of a Site Development Plan. Building heights are limited to a maximum of 30 feet. The tallest element of the project is proposed at 27.5 feet. Two resident parking spaces are required for each unit, one of which must be covered. The project is designed with two covered spaces within garages for each unit. One guest space is required for the two units. As stated earlier, because the project is a single duplex condominium, guest parking can be accommodated for each unit as a tandem space on the driveways. The project is compatible with the surrounding neighborhood. The beach area has an eclectic mix of architectural styles. Because of the variety, it is difficult to focus on any one design style as the norm for the area. Compatibility is then measured by building mass including the height. The project is within the standards for building height and setbacks. Compliance with these regulations, which determines the norm, suggests that the project has a buildjp.g mass including height which is within acceptable limits of compatibility with the surrounding area. Although there are properties within the general vicinity which are developed with single story single- SDP 99-17 /CDP 99-57 -P'IFIC BREEZE October 4, 2000 Page 5 family homes, there is no guarantee that they will not eventually be redeveloped to their highest and best use which may include greater mass and height similar to the proposed project. E. Coastal Zone The project is located in and is consistent with the Mello II Local Coastal Program Segment. The project proposes the construction of a duplex residence in an area designated for duplex residential development. The LCP Land Use Plan designates the subject site as Residential High (RH) which allows for 15-23 dwelling units per acre. The project density is 14.5 dwelling units per acre. The project is not located between the nearest public road and the sea or shoreline body of water within the Coastal Zone and is therefore not subject to the public access and recreation policies of Chapter 3 of the Coastal Act. The subject site is located in the Coastal Resource Protection Overlay Zone, however, due to its location and the absence of slopes steeper than 25% inclination and/or native vegetation, additional submittals, standards or requirements do not apply. F. Growth Management Ordinance 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 are in compliance with the adopted performance standards, are summarized in Table B below. Table B: GROWTH MANAGEMENT COMPLIANCE STANDARD IMPACTS COMPLIANCE City Administration 6.95 sq. ft. Yes Library 3.71sq. ft. Yes Waste Water Treatment 2EDU Yes Parks 0.0lacre Yes Drainage Basin Yes Circulation 20ADT Yes Fire Station No. 1 Yes Open Space NIA Yes Schools Carlsbad Yes Sewer Collection System 2EDU Yes Water 440 GPD Yes The proposed project is 0.48 units below the Growth Management control point dwelling unit allowance. SDP 99-17/CDP 99-57 -P,IFIC BREEZE October 4, 2000 Page 6 V. ENVIRONMENTAL REVIEW G. & H. Environmental Procedures & California Environmental Quality Act 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. The General Plan land use designation and zoning remain the same. 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 Overriding Considerations were adopted for cumulative impacts to air quality and traffic. An MEIR may not be used to review projects if it was certified more than five years prior to the filing of an application for a later project except under certain circumstances. The City is currently reviewing the 1994 MEIR to determine whether it is still adequate to review subsequent projects. Although the MEIR was certified more than five years ago, the City's preliminary review of its adequacy finds that no substantial changes have occurred with respect to the circumstances under which the MEIR was certified. The only potential changed circumstance, the intersection failure at Palomar Airport Road and El Camino Real, is in the process of being mitigated to below a level of significance. Additionally, there is no new available information, which was not known and could not have been known at the time the MEIR was certified. Therefore, the MEIR remains adequate to review later projects. All feasible mitigation measures identified by the MEIR which are appropriate to this project have been incorporated into the project. An additional 20 ADT would be generated by the project, however, this increase is below traffic levels for residential uses analyzed by the MEIR and would not reduce the levels of service on Tamarack Avenue or Garfield Street. No additional mitigation, in the way ofroadway improvements, is necessary. In consideration of the foregoing, on August 16, 2000 the Planning Director issued a Negative Declaration for the proposed project. The environmental document was noticed in the newspaper and no public comments were received during the 20-day public review and comment period ATTACHMENTS: 1. Planning Commission Resolution No. 4833 (Neg Dec) 2. Planning Commission Resolution No. 4834 (SDP) 3. Planning Commission Resolution No. 4835 (CDP) 4. Location Map 5. Local Facilities Impact Assessment 6. Background Data Sheet 7. Disclosure Statement 8. Reduced Exhibits 9. Exhibits "A" -"H'' dated October 4, 2000 CW:cs SITE PACIFIC BREEZE SOP 99-17/CDP 99-57 CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM PROJECT IDENTITY AND IMP ACT ASSESSMENT: FILE NAME AND NO: Pacific Breeze SDP 99-17 /CDP 99-57 LOCAL FACILITY MANAGEMENT ZONE: _1 _ GENERAL PLAN: ~RH~----- ZONING: =R'-=-2=------------------------------ DEVELOPER'S NAME: =--.:Jo=hn=-=Z=at=h=as=--------------------- ADDRESS: 6384 Lourdes Terrace San Diego CA 92120 PHONE NO.:----ASSESSOR'S PARCEL NO.: =20~4~-2~7~0-~43~-~oo~------ QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 6,011 Sq.Ft./2 D.U. A. City Administrative Facilities: Demand in Square Footage= 6.95 sq.ft. B. Library: Demand in Square Footage= 3.71 sq.ft. C. Wastewater Treatment Capacity 2EDU D. Park: Demand in Acreage = 435.6 sq.ft. E. Drainage: Demand in CFS = less than 1 CFS Identify Drainage Basin = B F. Circulation: Demand in ADT = 20 G. Fire: Served by Fire Station No. = 1 H. Open Space: Acreage Provided = 2,944 sq.ft./49% I. Schools: Number of Students Elementary School 0.458 Jr. High School 0.104 High School 0.28 J. Sewer: Demands in EDU 2 K. Water: Demand in GPD = 440 L. The project is 0.48 units BELOW the Growth Management Dwelling unit allowance. --BACKGROUND DATA SHEET CASE NO: SDP 99-17 /CDP 99-57 CASE NAME: Pacific Breeze =-===--===-=----------------------- APPLICANT: John Zathas, 6384 Lourdes Terrace, San Diego, CA 92120 REQUEST AND LOCATION: A duplex condominium on a 6,011 square foot lot at the south east comer of Garfield Street and Tamarack Boulevard. LEGAL DESCRIPTION: Lot 11 in Block "M" of Palisades, in the City of Carlsbad, County of San Diego, State of California, according to map thereof No. 1747, filed in the office of the County Recorder of San Diego County, February 5, 1923. APN: 204-270-43-00 Acres: 0.138 Proposed No. of Lots/Units: one lot/two units GENERAL PLAN AND ZONING Land Use Designation: =R=es=i=de=n=ti=· a=l H=ig=h"-------------------- Density Allowed: 18 Du.Ac. Density Proposed: ----=-14=·=-50=----------- Existing Zone: Two Family Residential Proposed Zone: --'N"-"/=A=---- Surrounding Zoning, General Plan and Land Use: Zoning General Plan Current Land Use Site R-2 RH Single family residence North R-2 RH Single family residence South R-2 RH Single family residence East R-1 RH Single family residence West R-2 RH Single family residence PUBLIC FACILITIES School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad ~=~~---- Equivalent Dwelling Units (Sewer Capacity): -'2=------------------- ENVIRONMENTAL IMPACT ASSESSMENT ~ Negative Declaration, issued :::..:A=u=gu=s=-t-=2=-3,'--'2"""'0'-"0_;_0 ______________ _ D Certified Environmental Impact Report, dated ______________ _ D Other, ___________________________ _ • • City of Carlsbad ■ $16) ,let i ,i· • •l§ •Ei,;, ,t§ ,ii 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 Comminee. The following information MUST be disclosed at the time of application subminal. 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 county. city municipality, district or other political subdivision or any other group or combination acting as a unit." Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below. Q 0 APPLICANT (Not the applicant's agent) Provide the COMPLETE, LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership. include the names. title. addresses of all individuals owning more than l 0% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES. PLEASE INDICATE NON- APPLICABLE (NIA) IN THE SPACE BELOW. If a publiclv-owned corporation. include the names, titles, and addresses of the corporate officers. (A separate page may be anached if necessary.) Person :Jo/J, Jqlflp Zvr/ief Corp/Part __ --'.,__ _____ _ Title OWl1f( Title _____ __, _________ _ Address 63Slf.. La!(4f.S Jf(/il(e Address. ____ __, ______ _ -Sr/I/ !J/\}~ (q o/J /JO OWNER (Not the owner's agent) Provide the COMPLETE, LEGAL names and addresses of ALL 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 corporation or partnership. 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 (NIA) IN THE SPACE BELOW. If a publicly- owned corporation. include the names. titles. and addresses of the corporate officers. (A separate page may be attached if necessary.) Person .Jo!/} Jc?t2rJ Ztlf#[ Corp/Part _____ ...,_ _______ _ Title Qtv/Jrr Address 6381./ L.Dl/tJeJ .[qi} IJ,tf~ {q Title ---------------- Address ______________ _ 2075 Las Palmas Dr.• Carlsbad, CA 92009-1576 • (760) 438-1161 • FAX (760) 438-0894 ., .) . 0 NON-PROFIT O.ANIZATION OR TRUST • If any person identified pursuant to (.I) 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-profit organization or as trustee or beneficiary of the. Non Profit/Trust _________ _ Non Profit/Trust ·------------- Title ________ -+-----Title ________ _,.. ______ _ Address ___________ _ Address ---------"<------ Have you had more than $250 worth of business transacted with any member of City staff. Boards. Commissions, Committees and/or Council within the past twelve (12) months? D Yes ~ No If yes, please indicate person(s): ______________ _ NOTE: Attach additional sheets if necessary. I certify that all the above information is true and correct to the best of my knowledge. X 'K Signature Signat .K Print or type name of owner Print or type name of applicant Signature of owneriapp ·cant's agent if applicable/date H:ADMIN\COUNTER\DISCLOSURE STATEMENT 5/98 Page 2 of 2