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HomeMy WebLinkAbout1999-11-03; Planning Commission; ; CT 98-23|PUD 98-08|SUP 98-10|HDP 98-25 - LA COSTA GREENST~ City of Carlsbad Planning Departm9nt A REPORT TO THE PLANNING COMMISSION~ P.C. AGENDA OF: November 3, 1999 Item No.® Application complete date: May 17, 1999 Project Planner: Van Lynch Project Engineer: Ken Quon SUBJECT: CT 98-23/PUD 98-08/SUP 98-10/HDP 98-25 -LA COSTA GREENS -Request for approval of a Mitigated Negative Declaration, Mitigation Monitoring and Reporting Program, Tentative Tract Map, Planned Unit Development, Special Use Permit, and Hillside Development Permit to grade and develop a nine lot, five unit residential planned development on a 1.19 acre site located on the north side of La Costa Avenue between El Camino Real and Viejo Castilla Way, within Local Facilities Management Zone 6. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 4649 APPROVING a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, and Planning Commission Resolutions No. 4650, 4651, 4652 and 4653 APPROVING CT 98-23, PUD 98-08, SUP 98-10 and HDP 98-25 based on the findings and subject to the conditions contained therein. II. INTRODUCTION The project consists of developing a nine lot, five unit residential planned development subdivision on two vacant lots located north of La Costa A venue, south of San Marcos Creek, and approximately 2000 feet east of El Camino Real. The project proposes five detached homes built to a zero lot line on lots ranging in size from 4487 square feet to 6186 square feet. Three open space lots are also proposed and one lot is proposed as a private street. The project requires a Tentative Map, Planned Unit Development Permit, Special Use Permit for encroachments into the floodplain, and a Hillside Development Permit. The General Plan designation for the property is Residential High density (19 units per acre). The density proposed is 7.4 units per acre which is 5.4 units less than the potential. The project complies with the City standards and all of the necessary findings can be made for the approvals being requested. III. PROJECT DESCRIPTION AND BACKGROUND The project site is 1.19 acres in size and is located adjacent and north of La Costa Avenue. The property slopes downward from La Costa A venue to San Marcos Creek. The southern portion of the site is comprised of a steep slope area which was created by the grading for the La Costa A venue roadway. The mid-portion of the site is gently sloping to the north and has been disturbed by grading and La Costa golf course maintenance activities. The lower portion of the site has been developed with a sewer line, a concrete drainage ditch, and a golf cart pathway and bridge. The property also extends into the San Marcos Creek at the northwest comer. The site 1, "l • ., CT 98-23/PUD 98-08/SUP~-10/HDP 98-25 -LA COSTA GREE~ November 3, 1999 Pa e2 does not contain any sensitive flora or fauna. The property to the east is developed with two story condominiums, to the west is vacant and has a General Plan designation of Travel/Recreation, and to the north is the La Costa Country Club Golf Course. The site is zoned Residential Density Medium (RD-M) and General Plan designated Residential High (RH) which allows up to 19 units per acre. The proposed homes are 3087 square feet in area, three stories tall, and include a split level design whereby the two-car garage is located at the second level. From La Costa A venue, the units will appear to be two story and from the golf course three story. The zero lot line concept allows the unit to be built up to the property line and provide a larger side yard setback on one side. Build separation is maintained at 10 feet just as in a standard small lot design with two five foot adjoining side yards. Two different building architectural elevations are proposed and will have an exterior stucco finish and tile roofs with either a gable or hip roof design. Other common features include stone wainscot, arched or square windows with stucco trim, chimneys, and second and third story balconies. Access to the site is by a private 30-foot wide cul-de-sac street off La Costa Avenue. Four guest parking spaces are provided in bays on the south side of the private street. A passive recreation area is provided on the south side of the private street, adjacent to the parking bays and separated by a landscape planter. The recreation area provides two picnic benches, each with wood trellis patio cover. Common trash facilities are provided on the cul-de-sac bulb. Grading for the site consists of filling the lower portion of the site with four to six feet of material to create building pads, flat usable rear yards, and to elevate the homes out of the floodplain. To create the building pads for the garage, fill amounts of 10 to 12 feet will be required to elevate the garage to the second level of the units. Pad heights vary from zero to two feet of height difference and retaining walls will be incorporated into the zero lot line wall of each unit and 2: 1 slopes will be between the rear yard areas. A four foot crib wall is proposed on the western side of the project to support the perimeter fill materials. The total amount of imported fill material for the project is 7,500 cubic yards. The three open space lots totaling .39 acres are perimeter landscape areas to be maintained by the homeowners association. The two larger areas are located at the northern and southern ends of the property. The southern area is an existing 2: 1 slope created by the construction of La Costa A venue. The northern area is a portion of the San Marcos Creek drainage, existing concrete golf cart bridge, drainage ditch and proposed fill slopes of the project. The third area is a small landscaped slope area (870 square feet) off to the right of the project entrance. IV. ANALYSIS The proposed project is subject to the following plans, ordinances, standards and policies: A. Residential High Density (RH) General Plan Land Use Designation; B. Planned Development and Residential Density-Multiple Zone Ordinance; C. Subdivision Ordinance (Title 20 of the Carlsbad Municipal Code); D. Hillside Development Ordinance (Chapter 21.95 of the Carlsbad Municipal Code); CT 98-23/PUD 98-08/SUP'?s-10/HDP 98-25 -LA COSTA.GREE~ November 3, 1999 Pa e 3 E. Floodplain Management Regulations (Carlsbad Municipal Code Chapter 21.11 O); F. Inclusionary Housing Ordinance (Carlsbad Municipal Code Chapter 21.85); and G. Growth Management Regulations (Local Facilities Management Zone 6). 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 regulations/policies in tables and project specific discussions. A. General Plan The General Plan designation of the site is Residential High (RH). The RH designation allows multi-family residential development at a range of 15 to 23 units per acre with a Growth Management Control point of 19 units per acre. The density proposed is 7.4 units per acre. The project complies with all the elements of the General Plan as shown in Table 1 below. TABLE 1 -GENERAL PLAN COMPLIANCE ELEMENT USE, PROPOSED USES & COMPLY? CLASSIFICATION, IMPROVEMENTS GOAL, OBJECTIVE OR PROGRAM Land Use Site is designated for Multi-story planned Yes Residential High development at 7.4 density at 19 du/ac du/ac Housing Provision of The payment of in-lieu Yes affordable housing fee Public Safety Provide adequate Project improvements Yes flood control will not affect the flood protection and plain or increase minimize flood hazard existing flood hazards up or down stream Open Space & Minimize environ-Project will landscape Yes Conservation mental impacts to and preserve steep sensitive resources slopes on southern within the City. portion of site and will not impact San Marcos Utilize Best Manage-creek Yes ment Practices for control of storm water Project will conform to and to protect water all NPDES quality. requirements. CT 98-23/PUD 98-08/SUPYB-10/HDP 98-25 -LA COSTA GREE~ November 3, 1999 Pa e4 Noise Residential exterior Project is conditioned Yes noise standard of 60 to mitigate noise CNEL and interior impacts from La Costa noise standard of 45 Avenue. CNEL. Circulation Require new Project will provide Yes development to frontage improvements construct roadway for La Costa A venue improvements needed to serve proposed development. B. Planned Development and Residential Density-Multiple Zone Ordinance The proposed project meets or exceeds all applicable requirements of the Planned Development Ordinance and RD-M zone as shown in the Table B below. TABLE 2 -DEVELOPMENT ST AND ARDS COMPLIANCE STANDARD REQUIRED PROPOSED Dwelling unit setback from 30 feet minimum 113 feet minimum La Costa A venue (Secondary Arterial) Setback from private drive 20 feet minimum 20 foot setback minimum Side Yard setback 5 feet/Zero side yard Zero side yard Rear Yard setback 10 feet 16 to 45 foot rear yards Parking requirement Two covered Two car garages per unit Guest Parking One space per two units (3) Four spaces Building Separation 10 feet minimum 10 feet between buildings Recreation space: Private 15 foot minimum dimension 15 feet minimum dimension yard space patio/private yard space and second and third story decks Common Passive Passive common facilities Common seating/picnic area with trellis covers and barbecue Private street width 30 foot minimum 30 feet Building height 35 feet 35 feet Recreational vehicle storage Not applicable for projects NIA under 10 units CT 98-23/PUD 98-08/SUP9s-10/HDP 98-25 -LA COSTA GREE~ November 3, 1999 Pae 5 C. Subdivision Ordinance The Engineering Department has reviewed the proposed tentative map and has concluded that the subdivision complies with all applicable requirements of the Subdivision Map Act and the City's Subdivision Ordinance. The project is conditioned to install all infrastructure improvements concurrent with development. Access to the site will be via a private street off La Costa A venue. The proposed building setbacks and structure separation will allow for adequate air circulation and the opportunity for passive heating and cooling. D. Hillside Development Ordinance The development of the proposed cul-de-sac street and dwelling units would be developed on the flatter portion of the lot. The site does not contain natural slopes with gradients over 40 percent. The existing 40 percent slopes on the property are manufactured slopes created during the construction of La Costa Avenue and by grading for the adjacent development. The slope area north of La Costa A venue is to be preserved and landscaped except for the private street access portion. The proposed dwelling units have a stepped floor plan to take advantage of the site topography. The units garage and entry are at the second floor level thus reducing the height of the units from La Costa Avenue. The proposed project meets or exceeds the requirements of the Hillside Development regulations as shown in Table 3 below. Table 3 -HILLSIDE DEVELOPMENT COMPLIANCE STANDARD REQUIRED PROPOSED Development of 40% Limited encroachment of Access drive traverses down manufactured slopes development slope Slope Height 40 feet maximum 12-feet in worst case Grading Volume Acceptable = 0 -7,999 cubic 7624 cubic yards/acre yards/acre Contour Grading Required for slopes over 20 Project does not have newly feet in height and 200 feet created manufactured slopes long over 20 in height, but manufactured slopes have been contoured Slope screening Landscaping Combination of trees, shrubs and ground cover Slope setbacks Required for slope heights NIA over 15 feet E. Floodplain Management Regulations The development proposes to encroach up to 45 feet into the San Marcos Creek floodplain. The Zone A designation of Flood Insurance Rate Map 6073Cl034F, effective date June 19, 1997 designates the property being in a special flood hazard area. The project proposes to add fill material to raise the building pad elevations to a level three feet above the floodplain. The current floodplain is shown at the 17 foot elevation and the new pad height is 20 feet above sea level. The project's floodplain analysis prepared by Crosby, Mead, Benton and Associates, dated April 23, 1999 indicates that the proposed grading and filling in the San Marcos Creek floodplain CT 98-23/PUD 98-08/SUP9s-10/HDP 98-25 -LA COSTA GREE~ November 3, 1999 Pa e6 would not significantly impact the limits of inundation, create erosive velocities, or result in any appreciable increase in the water surface elevation. The proposed elevation of the residential building pads and private street would be above the limits of the 100 year flood level. The project would not significantly change the direction of surface water movement or ground water flow, therefore not impacting the adjoining properties. F. Inclusionary Housing Ordinance The City's Inclusionary Housing Ordinance allows residential projects of six dwelling units or less to pay an in-lieu fee for each market-rate dwelling unit to fulfill its affordable housing requirement. The project has been conditioned to pay the in-lieu fee at issuance of building permits, or prior to the approval of a final map. G. Growth Management Regulations The proposed project is located in Local Facilities Management Zone 6 in the southeast quadrant of the City. The impacts on Public Facilities created by the project, and its compliance with the adopted performance standards, are summarized in Table 4 below. Table 4 -GROWTH MANAGEMENT COMPLIANCE STANDARD IMPACTS COMPLIANCE City Administration 17.38 Sq. Ft. Yes Library 9.27 Sq. Ft. Yes Waste Water Treatment 1100 Gallons per day (GPD) Yes Parks .035 Acres Yes Drainage 7.5 CFS Yes Circulation 50ADT Yes Fire Stations 4 & 6 Yes Open Space .39 acres Yes Schools Carlsbad Unified School Dist. Yes Elementary 2 students Middle 1 students High 1 students Sewer Collection System 1100 GPD Yes Water 1100 GPD Yes The proposed project is 5.4 units below the Growth Management dwelling unit allowance. 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, the project is within the scope of the 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 CT 98-23/PUD 98-08/SUP'is-10/HDP 98-25 -LA COSTA GREE~ November 3, 1999 Pae 7 feasible mitigation measures identified in the MEIR which are appropriate to this project have been incorporated into the project. The City has received its annual Growth Management Traffic Monitoring Report. The Report has recorded an unanticipated intersection "level of service" (LOS) failure at Palomar Airport Road (PAR) and El Camino Real (ECR) during both the a.m. and p.m. peak hours. A mitigation measure has been identified which, if implemented, will bring the peak hours LOS into the acceptable range. The mitigation measure involves construction of two dual right tum lanes-northbound to eastbound and westbound to northbound. This project has been conditioned to pay its fair share of the intersection "short-term improvements," thereby guaranteeing mitigation to a level of insignificance. Please see the Environmental Assessment Form Part II for a detailed description of the expanded justification for the recommendation to approve the Mitigated Negative Declaration. In consideration of the foregoing, on September 3, 1999 the Planning Director issued a Mitigated Negative Declaration for the proposed project. ATTACHMENTS: 1. Planning Commission Resolution No. 4649 (Neg. Dec.) 2. Planning Commission Resolution No. 4650 (CT) 3. Planning Commission Resolution No. 4651 (PUD) 4. Planning Commission Resolution No. 4652 (SUP) 5. Planning Commission Resolution No. 4653 (HDP) 6. Location Map 7. Background Data Sheet 8. Local Facilities Impact Assessment Form 9. Disclosure Statement 10. Reduced Exhibits 11. Full Size Exhibits "A" -"D", dated November 3, 1999 VL:eh LA COSTA COUNTR CLUB LA COSTA AVE LA COSTA GREENS CT 98-23/PUD 98-08/SUP 98-10/HDP 98-25 C BACKGROUND DATA SHEET O CASE NO: CT 98-23/ PUD 98-08/ SUP 98-10/ HDP 98-25 CASE NAME: LA COSTA GREENS APPLICANT: LEGACY DEVELOPMENT, LLC. REQUEST AND LOCATION: Five unit planned development on 1.19 acres south of La Costa A venue and east of El Camino Real LEGAL DESCRIPTION: Lots 9 and 10 of La Costa Greens, in the City of Carlsbad, County of San Diego, State of California, according to map thereof No. 6708, filed in the Office of the County Recorder of San Diego County, August 10, 1970 APN: 216-310-09 & 10 Acres: 1.19 Proposed No. of Lots/Units: ~9_/~5 _______ _ GENERAL PLAN AND ZONING Land Use Designation: =R=e=si=d=en=t=ia=l-=-H=i_.gh......,_(RH=.._) _________________ _ Density Allowed: 19 units/acre Density Proposed: ~7_.4 __________ _ Existing Zone: Residential Medium-High Proposed Zone: N=--:...;::;o....:C=h=a=n=g=e ________ _ Surrounding Zoning, General Plan and Land Use: Zoning Site RD-M North Planned Community South Planned Community East RD-M West Planned Community General Plan RH Open Space Open Space RH Travel/Recreation Comm. PUBLIC FACILITIES Current Land Use Vacant Golf Course Open Space Residential Vacant School District: Carlsbad Water District: Carlsbad Sewer District: Leucadia County Equivalent Dwelling Units (Sewer Capacity): =-5 ________________ _ Public Facilities Fee Agreement, dated: =D-=e-=-ce=m=b=-e=r-=3-=1 .......... 1""'99~8 ______________ _ ENVIRONMENTAL IMPACT ASSESSMENT [8J Negative Declaration, issued "--Ju=l.,_y-=1-=2 .... , =19 ___ 9'"""9 _______________ _ D Certified Environmental Impact Report, dated ______________ _ D Other, ____________________________ _ C CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application) PROJECT IDENTITY AND IMP ACT ASSESSMENT: FILE NAME AND NO: LA COSTA GREENS -CT 98-23/ PUD 98-08/ SUP 98-10/ HDP 98-25 LOCAL FACILITY MANAGEMENT ZONE: Q GENERAL PLAN: =RH-=--------- ZONING: =RD=---'---M'-=------------------------- DEVELOPER'S NAME: LEGACY DEVELOPMENT, LLC. ADDRESS: 2614 UNICORNIO STREET, CARLSBAD, CA, 92009 PHONE NO.: (760) -930-9399 ASSESSOR'S PARCEL NO.: 216-310-09 & 10 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): =l.=19"-'A=C=------- ESTIMATED COMPLETION DATE: =UNKN=~O'-'-WN-'-"--'-------------- A. City Administrative Facilities: Demand in Square Footage = ""'"17"-".=-3 8=-------- B. Library: Demand in Square Footage= """"9.=2-'--7 ____ _ C. Wastewater Treatment Capacity (Calculate with J. Sewer) ""'"ll=---0 ...... 0 ____ _ D. Park: Demand in Acreage= _.0~3-5 ____ _ E. Drainage: Demand in CFS = -'--'7 ·=-5 _____ _ F. G. H. I. J. K. Identify Drainage Basin= =D _____ _ (Identify master plan facilities on site plan) Circulation: Demand in ADT = 50 (Identify Trip Distribution on site plan) Fire: Served by Fire Station No.= _4~&~6~---- Open Space: Acreage Provided= =•3..a..9 _____ _ Schools: (Demands to be determined by staff) Sewer: Demands in EDU Identify Sub Basin = (Identify trunk line(s) impacted on site plan) Water: Demand in GPD = CARLSBAD 5 NIA 1100 L. The project is 5.4 units under the Growth Management Dwelling unit allowance. City Of Carlsbad ■ :Q6i,i,h,i·l ·l4·Ei ;; ,,\4 ,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 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, finn, co-partnership, joint venture, assoc1at1on, 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. I. 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 I 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 attached if necessary.) L, c:if,, < y LJ~Jc:L,o/) ,A? e;vT LL C Person /'tv /4:: ✓ hc,hol__s Get=p/Part ~--v c;:;&dy Title /7,::e,h r,.. Title......_.rZ____._...,,::"--"ez ....... 6 ... c •.. ,,.. __________ _ Address 2 ~, 'I kl&Jc.1r•,,,.N''' Sr. Address /// C40.;-T /3£-'-".-/ .. 4--t-:.r ,6 -od,, ~ 'f;l 00 '1 ~ -4 ;;;~If. .c J 0 9 ,:J... 0 1 </ 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 I 0% of the shares. IF NO iNDIVIDUALS OWN MORE THAN I 0% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly- owned corporation, include the names. titles. and addresses of the corporate officers. page may be attached if necessary.) (A separate .:s;, /7"'1 ~ /0 ~ A£ Cl '.,I <... Person ____________ _ Corp/Part _____________ _ Title ____________ _ Title ---------------- Address ____________ _ Address --------------- 2075 Las Palmas Dr.• Carlsbad, CA 92009-1576 • (760) 438-1161 • FAX (760) 438-0894 ... _,. NON-PROFIT OR~NIZATION 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 /f//.,,,(J Non Profit/Trust ----------- Title Title ____________ _ ---------------- Address ___________ _ Address. _____________ _ 4. Have you had more than $250 worth of business transacted with any member of City staff. Boards, Commis~s, Committees and/or Council within the past twelve (12) months? D Yes (g"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. /,:::✓,,,,'( .LJ~vclpr7 ✓,..1c;,v'i LL G /3 • ~__/~-~~ ~y· L I, ' ~ / /'l'e/?J.6cr- Signlture of ~wr/date Signature of applicant/date Print or type name of owner Print or type name of applicant Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent H:ADMIN\COUNTER\OISCLOSURE STATEMENT 5/98 Page 2 of 2 POOR QUALITY ORIGINAL S ,- =-=~r=-~71\i~ir:!~tl.~ LA COSTA MAP/ TENTATIVE GREENS P.U.D. SITE PLAN -( / . . '. ,,.( ,' .. •,,.··; :"-· ~~~-· .. EXlSJ!G 0WJS .. -----• ---,_ • --·--•-~ I --·---· 1 --·----..... • --·-........ ,_,._,. • --··--· 11-)-11 ,, .. .. - ~ __ J, ___ L ___ ..,a _____ .. ___ <,,.,. _,. -__ ....,. 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