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HomeMy WebLinkAboutHDP 02-04; Carlsbad Ocean View Estates; Hillside Development Permit (HDP)The City of Carlsbad Planning Department A REPORT TO THE PLANNING COMMISSION P.C. AGENDA OF: March 17,2004 Application complete date: Project Planner: Saima Qureshy Project Engineer: David Rick September 4, 2003 SUBJECT: CDP 02-16/HDP 02-04 - CARLSBAD OCEANVIEW ESTATES - Request for a Coastal Development Permit and a Hillside Development Permit to allow the development of three single-family homes on property generally located at the northeast comer of Adams Street and Hoover Street in Local Facilities Management Zone 1. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolutions No. 5580 and 5581 APPROVING Coastal Development Permit CDP 02- 16 and Hillside Development Pennit HDP 02-04 based on the findings and subject to the conditions contained therein. 11. INTRODUCTION The project is a request to construct three single-family dwelling units on property located at the northeast comer of Adams Street and Hoover Street. The project requires a Coastal Development Permit (CDP) and a Hillside Development Permit (HDP). The project also requires processing of a Minor Subdivision (MS) to divide the property into three lots. The MS is subject to the City Engineer’s approval, since the subdivision is for less than four lots. The project’s proposed density of 3 dwelling units per acre is within the Residential Low - Medium (RLM) density range of 0 - 4 dwelling units per acre, and below the Growth Management Control Point of 3.2 units per acre. The project is an infill development of no more than three single-family residences and is exempt from CEQA review. The project complies with the requirements of the Zoning Ordinance, and the Local Coastal Program (LCP). The project conforms to all applicable standards, there are no outstanding project issues, and all necessary findings can be made for the approval being requested. 111. PROJECT DESCRIPTION AND BACKGROUND The proposed project consists of a request for a Coastal Development Permit and a Hillside Development Permit to allow the construction of three, two-story single-family homes on the subject site. The site is currently a vacant lot of 1.14 acres, located at the northeast comer of Adams Street and Hoover Street. Topographically, the site is characterized by a slope along the frontage of Hoover Street. A flat area of about 16,612 square feet runs through the middle of the site. Another slope runs to the east of the site becoming steeper as it reaches the easternmost part of the site. The slope in the back of the property separates it from the residences located above the slope to the east. CDP 02-16/HDP 02-04 - CARLSBAD OCEANVIEW ESTATES March 17,2004 Lot 1 Lot 2 Lot 3 The site is zoned R-1-15,000 and has a General Plan designation of RLM (Residential Low- Medium). Surrounding land uses consist of single-family residences to the north and east, and vacant properties to the south and west. Lot Area Building Area BedroomsBaths Architectural Style 15,713 sq. ft. 5,932 sq. ft. 3 bedrooms/3 bath Japanese Style 15,420 sq. ft. 6,485 sq. fi. 5 bedroomsl4 bath Mediterranean 16.852 sa. ft. 5.212 sa. A. 5 bedrooms/5 bath ContemDorarv In addition to the CDP and HDP, the applicant has also applied for the approval of a Minor Subdivision to divide the subject site into three separate lots, each a minimum of 15,000 square feet in area. The Minor Subdivision will be approved by the City Engineer since it will result in less than four lots. The proposed homes are all two-story structures with basements and three car garages. The applicant is proposing to use grass cell/ turf paving material for driveways to meet the maximum allowable paved surface of 30% in the front yard setback. The following table provides further details on the proposed homes. TABLE 1 IV. ANALYSIS The project is subject to the following plans, ordinances and standards: A. General Plan RLM (Residential-Low Medium Density) designation; B. R-1-15,000 (Single Family Residential Zone); C. Council Policy 44 - Neighborhood Architectural Design Guidelines; D. Mello I1 Segment of the Local Coastal Program (LCP); E. Hillside Development Regulations (Chapter 21.95 of the Carlsbad Municipal Code); F. Inclusionary Housing Ordinance (Chapters 21.85 & 21.53 of the Carlsbad Municipal Code); and G. Growth Management Regulations (Chapter 2 1.90 of the Carlsbad Municipal Code). 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. A. General Plan The General Plan designation for the property is RLM. The RLM designation allows residential development at a density range of 0 - 4 units per acre with a growth control point of 3.2 units per acre. The project’s proposed net density of 3 du/ac is below the Growth Management Control Point density (3.2 du/ac) used for the purpose of calculating the City’s compliance with Government Code Section 65584. However, consistent with Program 3.8 of the City’s certified I - CDP 02-16MDP 02-04 - CARLSBAD OCEANVIEW ESTATES March 17, 2004 Page 3 Housing Element, all of the dwelling units, which were anticipated toward achieving the City’s share of the regional housing need that are not utilized by developers in approved projects, are deposited in the City’s Excess Dwelling Unit Bank. These excess dwelling units are available for allocation to other projects. Accordingly, there is no net loss of residential unit capacity and there are adequate properties identified in the Housing Element allowing residential development with a unit capacity, including second dwelling units, adequate to satisfy the City’s share of the regional housing need. The project complies with all elements of the General Plan as outlined in the table below: ELEMENT I Land Use Housing 1 Public Safety Open Space & Conservation I Noise Circulation L TABLE 2: GENERAL USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM Site is designated for Residential Low Medium (EM) at 0 to 4 ddac. with a Growth Management Control Point of 3.2 ddac. Provision of affordable housing. Reduce fire hazards to an acceDtable level. Minimize environmental impacts to sensitive resources within the City. Utilize Best Management Practices for control of storm water and to protect water quality. Residential exterior noise standard of 60 CNEL and interior noise standard of 45 CNEL. Require new development to construct improvements needed to serve proposed development. ’LAN COMPLIANCE PROPOSED USES & IMPROVEMENTS Three residences at 3 .O ddac. The payment of an in-lieu fee per dwelling unit. Fire access is adequate. Project does not impact sensitive resources. Project will conform to all NPDES requirements and provide a Storm Water Pollution Prevention Plan (SWPPP). Project is not impacted by potential noise generating sources such as McClellan- Palomar Airport. Also the project is conditioned to meet the exterior noise standard of 60 CNEL and interior noise standard of 45 CNEL. All public facilities including curb, gutter and sidewalk will be constructed along the property frontage. COMPLIANCE Yes Yes Yes Yes Yes Yes Yes CDP 02-16lHDP 02-04 - CARLSBAD OCEANVIEW ESTATES March 17,2004 STANDARD Front Yard Setback B. Single Family Residential Zone REQUIRED/ALLOWED PROPOSED FOR LOTS 1 / 2 / 3 25 ft. 128.5 ft. 125 ft. 20 Feet The subject site is zoned R-1-15,000 and is subject to standards contained in Chapter 21.10 of the Carlsbad Municipal Code (CMC). The following table shows compliance with the applicable standards: Rear Yard Setback Max Building Height Lot Coverage 20 Feet 30 Feet 40% 100 ft. I 127 ft. I 11 1 ft. 20’“’’ I 30’ I 30’ 34% I 20% I 16% I Side Yard Setback I 10 Feet I 11 ft. I10 ft. I10 ft. I C. Council Policy 44 - Neighborhood Architectural Design Guidelines The project is subject to City Council Policy 44, Neighborhood Architectural Design Guidelines. The project was found to be consistent with Guidelines 3, 4, 5, 7, 13 and 14. Attached Exhibit “Council Policy 44 Compliance” shows front and rear elevations of the three houses and their compliance with the Policy. Houses 1 and 2 have a single story building edge with a minimum depth of 8 feet and it runs the length of the building along front elevations. All of the three houses have a minimum of four separate building planes on front and rear elevations. More than 70% of the openings are recessed and constructed with wood or colored aluminum and the project has incorporated various design elements on its elevations. The design elements include: House No. 1 : Dormer, varied window shapes, accent material and exterior wood elements; House No. 2: Exposed roof rafter tails, arched elements, varied window shapes and exterior wood elements; House No. 3: Exposed roof rafter, varied window shapes, exterior wood elements, and accent materials. D. Mello I1 LCP Segment/Coastal Resource Protection Overlay Zone The project is located in the Mello II Local Coastal Program Segment. The project proposes the construction of three new single-family residences in an area designated for single-family residential development. The project complies with the applicable Local Coastal Program provisions. The LCP Land Use Plan designates the subject site for RLM (Residential Low Medium 0-4 ddac.) density development, with a Growth Management Control Point of 3.2 ddac. The proposed density of the project is 3 ddac. The proposed residences will be located at the northeast comer of Adams and Hoover Street. The two-story residences are consistent with the surrounding development of one and two-story styuctures. The residences will not obstruct views of the coastline as seen from public lands or the public right-of-way, nor otherwise damage the visual beauty of the coastal zone. No agricultural uses currently exist on the site, nor are there any sensitive resources located on the undeveloped property. The proposed residences are not located in an area of known geologic CDP 02-16/HDP 02-04 - CARLSBAD OCEANVIEW ESTATES March 17, 2004 instability or flood hazard. No public opportunities for coastal shoreline access are available from the subject site since it is not located between the first public road and the ocean, and no public access requirements are conditioned for the project. The residentially designated site is not suited for water-oriented recreation activities. Coastal Overlay Zones The subject site is located in the Coastal Resource Protection Overlay Zone. However, due to its location and the absence of native vegetation, additional submittals, standards or requirements do not apply. The subject site contains slopes steeper than 25% but the project design is such that slopes of more than 25% inclination will remain undisturbed. Construction of the project will adhere to the City’s Master Drainage Plan, Grading Ordinance, Storm Water Ordinance, Standard Urban Storm Water Mitigation Plan (SUSMP) and Jurisdictional Urban Runoff Management Program (JURMP) to avoid increased urban run off, pollutants and soil erosion. Construction of the project will adhere to the City’s Master Drainage and Storm Water Quality Management Plan and Grading Ordinance to avoid increased runoff and soil erosion. E. Hillside Development Regulations A Hillside Development Permit is required for the project since the subject site contains slopes of 15 percent or greater and has an elevation differential greater than 15 feet. The constraints map associated with this project properly identifies existing and proposed hillside conditions and slope percentages. There is an elevation difference of about 40 feet from the lowest elevation point on site along Adams Street to the highest point in the southeastern comer of the site. The proposed grading (3,070 cubic yards per acre) is within the acceptable level of grading (8,000 cubic yards/acre) identified in the CMC Section 21.95.120. F. Inclusionary Housing Ordinance The City’s Inclusionary Housing Ordinance (CMC Chapter 21.85) requires that a minimum of 15% of all approved units in any qualified residential subdivision be made affordable to lower income households. For any residential development less than seven units, the inclusionary housing requirements may be satisfied through the payment to the city of an in-lieu fee. The project has been conditioned to pay this fee prior to the issuance of building permit. Therefore, with this condition in place, the proposed project complies with all applicable inclusionary housing requirements. G. Growth Management 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, and its compliance with the adopted performance standards, are summarized in Table 4 below. CDP 02- 16/HDP 02-04 - CARLSBAD OCEANVIEW ESTATES March 17,2004 Page 6 STANDARD City Administration Librarv IMPACTS COMPLIANCE 11.1 sq. ft. Yes 5.9 sa. ft. Yes Waste Water Treatment Parks Drainage Circulation I Fire I Station~o. 1 I Yes I 3 EDU Yes 0.02 ac Yes 1.9 CFS Yes 30 ADT Yes I Ouensuace I NIA I Yes I Schools Sewer Collection System Water Carlsbad Unified Yes 3 EDU Yes 660 GPD Yes *The project is 0.2 dwelling units below the Growth Management Dwelling Unit allowance of 3.2 dwelling units for the subject property. V. ENVIRONMENTAL REVIEW Section 15303(a) of CEQA (Class 3) exempts the construction or conversion of up to three single-family residences in urbanized areas. A Notice of Exemption will be filed by the Planning Director upon project approval. ATTACHMENTS: 1. 2. 3. 4. 5. 6. 7. 8. SQ:bd Planning Commission Resolution No. 5580 (CDP) Planning Commission Resolution No. 558 1 (HDP) Location Map Background Data Sheet Disclosure Statement Reduced Exhibits Council Policy 44 Compliance Exhibits “A” - “J” dated March 17,2004 SITE CARLSBAD OCEANVIEW ESTATES CDP 02=16/HDP 02-04 BACKGROUND DATA SHEET CASE NO: CDP 02-16/HDP 02-04 CASE NAME: Carlsbad Oceanview Estates APPLICANT: Hew Olivier REQUEST AND LOCATION: Subdivide the subject site into three lots and develop three single family homes, located at the northeast comer of Hoover Street and Adams Street. LEGAL DESCRIPTION: That portion of Lot 4 in Block C of Bellavista, in the City of Carlsbad, County of San Diego, State of California, according to Map thereof No. 2152, filed in the Office of the County Recorder of San Diego - County, March 7, 1929. APN: 206-180-320 Acres: 1.4 Proposed No. of LotsAJnits: 3 GENERAL PLAN AND ZONING Land Use Designation: RLM - Residential Low Medium Density Allowed: 0 - 4 units per acre Existing Zone: R-1-15,000 Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning Requirements) Density Proposed: 3 units uer acre Proposed Zone: N/A Zoning Land. Use Site R-1-15000 Vacant North R- 1 - 1 5000 Single Family Residence South R-1-15000 Vacant ' East R- 1 - 1 5000 Single Family Residence West R- 1 - 15000 Single Family Residence PUBLIC FACILITIES School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): Three Public Facilities Fee Agreement, dated: N/A ENVIRONMENTAL IMPACT ASSESSMENT 0 Negative Declaration, issued 0 Certified Environmental Impact Report, dated Other, Exempt Section 15303(a), three sinde-family residences in an urbanized area; Section 15332 (a) through (e), infill development proiects. .. - - - City of Carlsbad DISCLOSURE STATEMENT Applicant’s statement or disclosure of certain ownership interests on all applications ivhlch 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. J’our 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, bust, 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. 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 DartnershiD. include the names, title, addresses of all individuals owning more than 10% of the shares. IF NO APPLICABLE (”/A) IN THE SPACE BELOW If a publiclv-owned cornoration, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Henry Olivier CorpPart Title Owner Title Address 2979 W. Ohio Ave Address 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 (Le. partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a comoration or DartnershiD, 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 publiclv- owned comoration, include the names, titles, and addresses of the corporate officers. (A separate INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE NICATE NON- San Bernardino CA 92407 2. Title Owners Title Address2979 w. Ohio Ave Address San Bernardino CA 92407 1635 Faraday Avenue - Carlsbad, CA 92008-7314 - (760) 602-4600 - FAX (760) 602-8559 @ -. F 3. NON-PROFIT C ANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nomrofit oreanization or a trust. llsi 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 Profiflrust N/A Non Profit?rust Title Title Address Address 4. Have you had more than $250 worth of business transacted with any member of CIQ. staff. Boards, Commissions, Committees andor Council within the past twelve (1 2) months? Yes No If yes, please indicate person(s): NOTE: Attach additional sheets if necessary correct to the best of my knowledge. Signature of owner/date gighatwe of hplicanddate Henry Olivier & Ileana Viscal Olivier Henry Olivier 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\DISCLOSURE STATEMENT 5/98 Page 2 of 2 7 BUlLOlNC ARIA ~~~~ ~ V SXUf XI1 .Ol ARIA SO Fl 1 HOJSI ARIA 50 f- 1 N1CWAB.T SO fl 1401) HWVYI I l5ilJW ! 5,332 1 6.005 15.42000 ! 6,185 I 6,485 1 AI .O L BUILDINZ AREAS SE CCND F ts93200 BUILDIN5 COVERAGE 34.29% BASEMENT ?ERIVETER COVERASE 75 3% L A2.1 SHEET A2.la t W4' ELEVATION LWlV.14 c;;; .F I A2.2 __ jn~tr 11 + I )/ I c t a . - '1 I 1: u I I ' - J BrlLDlNt CCYiRAX 1653% I I 1 I 'L,. I .-- e--- --- A2.3 :I r *I I -.bum- I ,/ .. - --- c- --- I’ I’ .x ’ - __ - - - - /- _/--- --- , /- / / S 1-1 E E T PRELIMINARY PLANT LEGEND CWMN WE d TENTATIVE PARCEL MAP CARLSBAO OCEAN ESTATES SLOPE MAP CARLSOAD OCEAN ESTATES I SCOW FLOOR PLAN 51N6LE $TORY W6E fT I 1 I I I I t+ ! ?l M / ' '\ I 'I I I I P d 2 FRONT fLfv ATlON I II I If I. 1 7' CY FORTH PLANC LOr*ARMe- FRONT ELEVATION WOOD SIDINb TIT. REAR ELEVATION REAR ELEVATION