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
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