HomeMy WebLinkAbout1994-08-17; Planning Commission; ; CT 94-02|PUD 94-01 - PACIFIC POINTEMEMORANDUM
August 17, 1994
TO: PLANNING COMMISSION
FROM: Planning Department
SUBJECT: CT 94-02/PUD 94-01 - PACIFIC POINTE - Request for approval of a Negative
Declaration, Tentative Tract Map, and Planned Development Permit to
subdivide and develop 6 single-family lots, on a .72 acre site located north
of Olive Avenue, south of Date Avenue, east of Garfield Street and west of
the NCTD Railroad right-of-way, in Local Facilities Management Plan Zone
1.
RECOMMENDATION
Adopt Resolution Nos. 3698, 3699 and 3700 DENYING the above project.
DISCUSSION
At the meeting August 3, 1994, the Planning Commission voted to deny the above project
and provided findings for denial. Staff is returning with the resolutions for denial in order
to allow the Commission to affirm the findings. Resolutions of denial are attached.
The Planning Commission has several options: 1) Approve the resolutions as submitted;
2) Amend the findings and affirm the denial; 3) Move to reconsider. If upon
reconsideration, the Commission votes to undo the prior action, then it can either continue
the project and direct staff and the applicant to address Commission stated concerns, or
proceed on the merits by renoticing the project and setting it for the next available hearing.
ATTACHMENTS:
1. Planning Commission Resolution No. 3698
2. Planning Commission Resolution No. 3699
3. Planning Commission Resolution No. 3700
j.
APPLICATIONW)MPLETE DATE:
MAY 19. 1994
STAFF PLANNER: TERESA WOODS
STAFF REPORT
DATE: AUGUST 3, 1994
TO: PLANNING COMMISSION
FROM: PLANNING DEPARTMENT
SUBJECT: CT 94-02/PUD 94-01 - PACIFIC POINTE - Request for approval of a Negative
Declaration, Tentative Tract Map, and Planned Development Permit to
subdivide and develop 6 single-family lots, on a .72 acre site located north
of Olive Avenue, south of Date Avenue, east of Garfield Street and west of
the NCTD Railroad right-of-way, in Local Facilities Management Plan Zone
1.
i.RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 3698
APPROVING the Negative Declaration issued by the Planning Director, and ADOPT
Planning Commission Resolution Nos. 3699 and 3700, APPROVING CT 94-02, and PUD
94-01 based on the findings and subject to the conditions contained therein.
II.PROJECT DESCRIPTION AND BACKGROUND
The project is a request for approval of a Tentative Map and Planned Development Permit
to create six single-family residential lots (minimum 4,100 square feet) and one open space
lot on a relatively level, rectangular parcel located north of Olive Avenue, south of Date
Avenue, east of Garfield Street and west of the North County Transit District (NCTD)
railroad right-of-way. The parcel totals .72 gross acres and has been previously disturbed.
The lot is vegetated with non-native grasses and old citrus and eucalyptus trees. This is
an in-fill lot in which the surrounding properties have already been developed with
residential uses. The site is zoned R-2, has a General Plan Designation of Residential
Medium High (RMH) and is located in the Beach Area Overlay Zone.
As shown on Exhibits "A" - "I", the proposed project would consist of six single-family lots,
ranging in size from 4,131 to 4,952 square feet. The project would contain six single
family detached units on minimum 40 foot wide lots. Six off-street guest parking spaces
would be provided (one on each lot), and an active common recreation area containing
play equipment and landscaping would be located on the west end of the site between Lots
1 and 4. A four-foot wide easement would be provided for pedestrian access to the
recreation area. The homes would be two stories, have attached two car garages, three
CT 94-02/PUD 94-01 - PACIFIC POINTE
AUGUST 3, 1994
PAGE 2
or four bedrooms, and would range in size from 1,828 to 2,155 square feet. The project
would feature Early California architecture consisting of tile roofs with varying roof line,
and stucco exteriors. Decorative paving will also be provided on the driveways.
The surrounding neighborhood is developed with one and two story single and multiple
family residences. The proposed two story single family detached units would be
compatible with the primarily small scale single family neighborhood. The Agua Hedionda
Lagoon is located south of the development on the south side of Olive Avenue.
III. ANALYSIS
The proposed project is subject to the following plans, ordinances, and standards:
A. RMH General Plan Designation.
B. Carlsbad Municipal Code, Title 21, Chapter 21.45, "Planned Development".
C. City Council Policy 44 for Small Lot Single Family Homes.
D. Carlsbad Municipal Code, Title 21, Chapter 21.82, "Beach Area Overlay".
E. Beach Area Land Use Study.
F. Carlsbad Municipal Code, Title 20, Subdivision Ordinance; and the California
Subdivision Map Act;
G. Growth Management (Local Facilities Management Plan Zone 1);
H. Mello II Segment of Local Coastal Program; and
I. Carlsbad Municipal Code, Title 19, Environmental Protection Procedures; and the
California Environmental Quality Act (CEQA).
A. GENERAL PLAN
LAND USE ELEMENT
The property has a Residential Medium High (RMH) General Plan Land use designation.
The RMH designation allows the development of single or multiple family homes in the
density range from 8 to 15 dus/acre with a 11.5 du/acre growth management control
point. The project contains single-family lots developed at a net density of 9.38 dus/acre,
therefore, the project is consistent with the allowed density and land use designation of the
General Plan.
CT 94-02/PUD 94-01 - PACIFIC POINTE
AUGUST 3, 1994
PAGE 3
HOUSING ELEMENT
Program 3.6b of the Housing Element states that, "A minimum of fifteen percent (15%) of
all approved units in any residential specific plan or qualified subdivision shall be made
affordable to lower income households." The inclusionary requirement for this project
would be .9 units. Section 21.85.050 of the Inclusionary Ordinance specifies that
residential project with six or fewer dwelling units may satisfy lower-income inclusionary
requirements through the payment of an in-lieu fee or other in-lieu contribution. The
project would be conditioned to pay an in-lieu fee equivalent to the inclusionary
requirement on 6 units as provided for in Section 21.85-050 of the Inclusionary
Ordinance. This project would therefore be consistent with the General Plan.
B. PLANNED DEVELOPMENT ORDINANCE/CHAPTER 21.45
The Planned Development Permit is being processed for this project along with the
Tentative Map in order to permit narrower lots (40 foot minimum) and smaller lot areas
(4,100 sq. ft. minimum) than permitted in a standard lot subdivision. When a Planned
Development Permit is required, the Planned Development Ordinance has a separate set
of requirements in addition to those of the underlying zone, which in this case is R-2. The
R-2 zone permits the development of single family and multiple family residential
developments. The development of this site with small lot single family residences with
Early California architecture and design would be compatible with the existing single family
homes located directly north, east and west of this site as well as being compatible with
the multifamily development to the south.
The existing circulation system, as fully improved, with 56 foot wide streets (28-foot wide
half streets) will be adequate to handle the vehicular traffic and accommodate emergency
vehicles. The public streets (Date Avenue/Olive Avenue) would be improved with curb,
gutter, sidewalk and street lights. All required facilities and services will be available
concurrent with need and will meet City standards. The northern portion of the site will
drain in an easterly direction on Date Avenue and the southern portion of the lot will drain
in an easterly direction on Olive Avenue to an existing storm drain structure. The single-
family homes would have a 20 x 20 foot two car garage which would meet the resident
parking and storage requirements of the ordinance. Six off-street guest parking spaces will
be provided for this project which exceeds the three off-street guest spaces required by the
Beach Area Overlay Zone. One guest parking space will be provided on each lot within the
front yard setback in a widened driveway. Decorative paving, a curvilinear driveway
design and landscaping will reduce the impact of the additional paving in the front yard.
A noise study conducted for this project identified that the development would comply with
the City's Exterior Noise Policy of 60 dBA CNEL. However, the noise study revealed that
interior noise mitigation would be necessary to meet the 45 dBA CNEL Interior Noise
Policy. As conditioned, the project will comply with City Noise Policies.
The proposed project would comply with the requirements of the Planned Development
Ordinance as follows:
•CT 94-02/PUD 94-01 - PTOFIC POINTE
AUGUST 3, 1994
PAGE 4
PLANNED DEVELOPMENT ORDINANCE
STANDARDS COMPLIANCE
DEVELOPMENT 1
STANDARD | ..J^Mfil^X
LOT SIZE (Min.)
FRONT YARD SETBACK
BUILDING HEIGHT
RECREATION AREA
PUBLIC STREET
PARKING: RESIDENT:
GUEST:
STORAGE SPACE
3,500 sq. ft.
20ft.
30ft.
200 sq. ft./unit (1,200 s.f)
56 Feet
12 Covered Spaces
3 Spaces
480 Cubic Feet
per unit
PROPOSED
4,131 - 4,952 sq. ft.
20ft.
23'3" - 25'4"
1,200 sq. ft. (Common)
5,946.5 sq. ft. (Private)
56 Feet (28' half street)
12 covered (20' X 20'
Garages)
3 on-street; 6 off-street
(one on each lot)
480 Cubic feet Per Unit
provided in garage
Although the project has been designed in conformance with all standards of the Planned
Development (PD) Ordinance, the applicant has requested relief from common recreation
space requirements. Rather than having rear yards, the PD Ordinance requires that both
private and common, active and passive recreation areas be provided at a ratio of 200
square feet per unit. As provided for in Administrative Policy 23 up to fifty percent of this
requirement may be satisfied by providing private yards with a minimum dimension of 15
feet. The project proposes to comply with private recreation standard by providing 20-30
foot deep rear yards for each of the units. However, the applicant would like to eliminate
the common recreation area as a feature of this development, although the area has been
provided and indicated on the proposed tentative map.
Common recreation areas are essential when individual lots are not large enough to
accommodate the physical space required for active recreation needs. The applicant
believes that the proposed large rear yards do provide adequate space for more vigorous
leisure activities. In addition, a common recreation area necessitates the formation of a
Homeowners' Association to provide maintenance and liability which in such a small
development is burdensome and undesirable to property owners. The applicant would
prefer to allow each property owner to enjoy the privacy of a larger rear yard as well as
the elimination of a homeowners' monthly fee.
-CT 94-02/PUD 94-01 - P>*!lFIC POINTE
AUGUST 3, 1994
PAGES
Relief from this standard can only be approved by the Planning Commission as provided
for in Section 21.45.072(b) of the Carlsbad Municipal Code. Although this request is not
consistent with the Planned Development Ordinance, it would appear that given the
project's single family design with large rear yards, adequate recreation space would be
provided for each unit if the recreation area were deleted from the project. Therefore, staff
believes that deletion of the common recreation requirement of the Planned Development
Ordinance for this project would not be detrimental to the overall site design nor hinder
the adequate provision of recreational amenities for the development.
C. CITY COUNCIL POLICY 44 FOR SMALL LOT SINGLE FAMILY HOMES
This City Council policy provides guidelines to encourage the quality development of small
lot (less than 7,500 square feet) single family projects. The intent of the guidelines is to
ensure that homes have building articulation on all four sides and not appear as "row"
housing. The guidelines are primarily designed to apply to projects where there is a
predominance of two-story units. This project has been designed to comply with these
guidelines by providing varying building roof lines; provision of offsets, insets, and roof
overhang to create building depth; and, use of a variety of building materials (see Exhibit
"X" for a summary of Design Guideline compliance).
D. BEACH AREA OVERLAY ZONE
The site is located within the Beach Area Overlay Zone (BAOZ). The BAOZ is intended to
supplement the underlying residential zoning by providing additional development
regulations to ensure that: adequate parking is provided; developments are compatible with
surrounding uses; and, adequate public facilities are provided. As proposed, the project is
consistent with the standards of the BAOZ including the guest parking requirement (three
off-street spaces required - six provided) and the 30 foot maximum building height
requirement (23'3" - 25'4" building height proposed).
E. BEACH AREA LAND USE STUDY
In February of 1993, the Beach Area Land Use Study was completed for the southern
portion of the Beach Area Overlay Zone (BAOZ), which includes the subject site. This
study was initiated to address the incompatible mix of single family and multiple family
zoning of the area. The study area consisted primarily of small scale single family and
duplex developments. However, there were several larger vacant parcels in the area, which
if developed under existing multiple family zoning, could have changed the character of the
neighborhood. As a result of this study, the subject site and many of the surrounding
parcels were rezoned from RD-M to R-2 zoning. This down-zoning was approved primarily
to preserve the single family character of the area. Although four duplexes (8 units) would
be allowed under the R-2 zoning and the Beach Area Land Use Study, due to market
trends, the applicant has proposed six detached single family units. The single family
product type proposed is consistent with the intent of the Beach Area Land Use Study in
that the project will preserve the single family character of the surrounding neighborhood.
CT 94-02/PUD 94-01 - PACIFIC POINTS
AUGUST 3, 1994
PAGE 6
F. SUBDIVISION ORDINANCE AND THE CALIFORNIA SUBDIVISION MAP ACT
The proposed tentative map complies with all the requirements of the City's Subdivision
Ordinance, Title 20.
The proposed project does not comply with the engineering standard which allows cul-de-
sac lengths to be a maximum of 1,200 feet. The entire neighborhood south of Sequoia
Avenue (see Location Map) including Chinquapin Avenue, Garfield Street, Date Avenue,
and Olive Avenue all form one large cul-de-sac without a second access point. Olive
Avenue is located approximately 1,550 feet from Sequoia Avenue which is the nearest
available second access point. The neighborhood and street system were constructed prior
to the City adopting the cul-de-sac policy in 1984 and standard in 1993. The City has been
aware of this issue and the "North Beach Planning/Traffic Study of 1987 specifically
addressed the cul-de-sac standard. That study concluded that a second access was not
critical.
The main concern regarding cul-de-sacs which exceed the policy is with adequate provision
of emergency access, especially fire response times. The Fire Department was consulted
regarding this project and has determined that no significant hazards are created by
permitting development of this site as proposed. The site is accessible from Fire Station
#1 within five minutes and is therefore consistent with City fire response standards.
As stated previously, the project does comply with all other provisions of the Subdivision
Ordinance. As conditioned, this project will provide all necessary street improvements
along the frontages of Olive and Date Avenues. These improvements include paving,
sidewalk, curb, gutter, and street lights. Water and sewer will be provided by existing lines
on both Olive and Date Avenues. As conditioned, the sewer main will be relocated to the
east side of the property to maintain necessary building setbacks from the sewer main line.
The project is also conditioned to provide adequate drainage and erosion control. Grading
quantities for the project include 20 cubic yards of cut, 1,500 cubic yards of fill and 1,480
cubic yards of import to the site. Because the site is relatively flat, the minor amount of
grading proposed is primarily necessary to provide for adequate drainage for the project.
G. 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 94-02/PUD 94-01
AUGUST 3, 1994
PAGE 7
-iQIFIC POINTE
FACILITY
CITY ADMINISTRATION
LIBRARY
WASTE WATER TREATMENT
PARKS
DRAINAGE
CIRCULATION
FIRE
OPEN SPACE
SCHOOLS
SEWER COLLECTION SYSTEM
WATER DISTRIBUTION SYSTEM
IMPACTS
20.86 sq. ft.
10.45 sq.ft.
6 EDU
.04 ACRES
N/A
60ADT
Station # 1 & 3
N/A
CUSD
6 EDU
1,320 GPD
COMPLIANCE WTTH
STANDARDS
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
The project is 1.36 dwelling units below the Growth Management Dwelling unit allowance
of 7.36 dwelling units for the property.
H. MELLO II SEGMENT LOCAL COASTAL PROGRAM
The Mello II Segment of the City's Local Coastal Program (LCP) contains land use policies
for development and conservation of coastal land and water areas within the Segment
boundaries. The property is designated for Residential Medium High (RMH) in the LCP.
The project is being developed consistent with this designation. No other specific policies
of the Mello II LCP Segment apply to this property, therefore, the proposed project is
consistent with the LCP.
I. ENVIRONMENTAL PROTECTION PROCEDURES AND THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT CCEOA)
The property is an infill lot that has been previously graded and is relatively flat. The lot
contains no native vegetation and as a result of past disturbance, the site has no significant
biological or cultural value. The Planning Director has determined that based on the initial
study and field review conducted by staff, no significant environmental impacts will result
from this project, therefore, a Negative Declaration was issued on June 14, 1994.
CT 94-02/PUD 94-01 - PCIFIC POINTE
AUGUST 3, 1994
PAGES
IV. SUMMARY AND RECOMMENDATION
The proposed project: (1) is consistent with the General Plan; (2) complies with the Beach
Area Overlay Zone; (3) meets the requirements of Title 20 and 21; (4) is in conformance
with the Growth Management Ordinance; (5) is consistent with the Mello II Segment LCP;
and, (6) will not significantly impact the environment, therefore, staff recommends
approval of CT 94-02/PUD 94-01.
ATTACHMENTS
1. Planning Commission Resolution No. 3698
2. Planning Commission Resolution No. 3699
3. Planning Commission Resolution No. 3700
4. Location Map
5. Background Data Sheet
6. Local Facilities Impact Assessment Form
7. Disclosure Form
8. Exhibit "X" Architectural Guidelines Compliance Summary
9. Reduced Exhibits
10. Full size Exhibits "A" - "I", dated August 3, 1994.
TW:vd
Julys, 1994