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HomeMy WebLinkAboutHDP 02-10; Dunn Residence; Hillside Development Permit (HDP) (23)MEMORANDUM Date: April 10, 2003 TO: Planning Director, Michael Holzmiller FROM: Associate Planner SUBJECT: HDP 02-10 - DUNN RESIDENCE I am processing hillside and coastal development permits on property located at the northern terminus of Highland Avenue formerly owned by Karen Blumenshine. The property's General Plan designation is OS and Zoning classification is R-1 . I have attached two letters: one dated May 2,2000 from you and the other dated May 1,2001 from Jason Martin regarding the property. Your letter to Karen Blumenshine indicates that the OS designation was not intended to apply to the developable area of the lot. Jason's preliminary review letter indicates that the City will make an administrative interpretive adjustment of the General Plan OS boundary on the site to allow for development of a single family unit. Based on these letters, I have determined that it is necessary to submit the discretionary permits to the Planning Commission for approval; however, I do not intend to process a GPA to change the land use given that we will make an administrative interpretive adjustment of the boundary. Please verify that I have made the correct determination. Anne Hysong - .. / City of Carlsbad May 1,2001 Jim Dunn 4316 Casanna Way, No. 305 Oceanside, CA 92057 SUBJECT: PRE 01-18 - DUNN RESIDENCE APN: 1 56-051 -1 7 A preliminary review of your project has been conducted for the above referenced project, which included a field investigation on April 18, 2001. Listed below are the issues raised by staff. Please note that the purpose of a preliminary review is to provide you with direction and comments on the overall concept of your project. The preliminary review does not represent an in-depth analvsis of your proiect. Additional issues of concern mav be raised after your application is submitted and processed for a more specific and detailed review. Planning: The subject site is zoned for one single family unit per lot (R-I), and has a General Plan land use designation of Open Space (OS). The OS land use designation is indicative of the site’s extreme topographical character and its abundance of sensitive natural habitats. The OS designation was applied to the site as part of the City’s General Plan update in 1996. The City recognizes, however, that some degree of a single family development is appropriate for a relatively small, unconstrained portion of the site. The City will make an administrative interpretive adjustment of the General Plan OS boundary on the site to allow for development of a single family unit. The adjustment of the OS boundary will be done in conjunction with the processing of a Coastal Development Permit (CDP), which is required of the development because of the site’s location within the City’s Coastal Zone. The proposed development is subject to compliance with the City Zoning Ordinance (which can be accessed via the internet at (www.ci.carlsbad.ca.us) most importantly Chapter 21 .IO (One Family Residential); Chapter 21.95 (Hillside Development Regulations); and Chapters 21.201, 21.203, and 21.205 (concerning coastal development standards and procedures). The degree of development allowable on the site is dictated by compliance with the requirements of these sections of the Zoning Ordinance. The chapters on hillside and coastal development identify specific standards of development which are related to the presence of habitat and the gradients of natural vs. manufactured slopes. The information submitted with the preliminary review did not include the degree and type of information needed to adequately assess the project’s compliance with the standards. In order for staff to adequately comment on the proposed development the following information would need to be provided: 1. A slope analysis will be required for the proposed development and must be prepared according to the standards specified in section 21.95.100 of the Zoning Ordinance. Additionally the slope analysis should be done at the same scale as the proposed site development plan in order to determine the projects compliance with the hillside and B 1635 Faraday Avenue Carlsbad, CA 92008-7314 (760) 602-4600 FAX (760) 602-8559 www.ci.carlsbad.ca.us - ., ’ PRE 01-18 - DUNN RESIL .ACE May 1,2001 Paae 2 2. coastal development standards. The slope analysis need not be done for the entire site, only that portion of the site proposed to be developed (to include proposed infrastructure improvements) and the immediate surroundings (Le. 30 foot radius). The presence of habitat resources on the site may impact the proposed development. Detailed information on habitat resources, Le. a biological resources inventory, is needed to determine compliance with City development standards. Again mapping should be done at the same scale as the proposed site development plan and only on the portion of the site proposed to be developed (including infrastructure) and the immediate surroundings. 3. A number of the development standards in this case are based on the type of slope proposed to be developed. It is difficult to determine, from the information submitted, the types of slopes (ie manufactured vs natural) on the site. Please submit a graphic exhibit (prepared at the same scale of the proposed site development plan) that clearly illustrates the limit of any manufactured slope. (This information would supplement the Engineering Division requirement for soils and geologic data listed below). 4. Development of a structure or structures (Le. dwellings, detached accessory buildings, retaining walls) on the site needs to comply with the site development (Le. height, building setback,. . .) standards of the Zoning Ordinance. No structures are indicated on the plan. Please provide information of the proposed development plan. Enuineering: Engineering Department staff have completed a preliminary review of the above-referenced project. From the plans submitted we have tried to identify major issues that are apparent. 1. The proposed development includes reconstruction of the existing storm drain at the north end of Highland Drive. The City’s Construction Maintenance Supervisor (Pat Guevara) has stated that the City will replace the storm drain but in it’s current location and basically to the toe of slope (120’ contour). The proposed storm drain realignment and the extension is not a design that the City can support. 2. The previous developer spent considerable expense studying the stability of the eroded slopes where the project and realigned storm drain is proposed. A copy of the soils report (with update to fit this project) and the geologic study to support this development should accompany the formal submittal. Development of the steep slopes and edge of bluff is highly constrained because of habitat, erosion, the City’s Hillside Development Ordinance and the City’s coastal development standards. 3. Staff has visited the site and understands the developers wish to use as much available pad as possible. Development of the site is constrained as highlighted above. A suggestion from our site visit is to work with your neighbors (west and east) and request a street vacation. Moving the terminus of Highland Drive to the south provides a considerable pad and developable area. 4. The proposed retaining walls are not supported for the same reasons (#2) stated above. The bottom of wall must be located in competent soil and set back to achieve stability ' PRE 01-1 8 - DUNN RESIL ACE May 1,2001 Page 3 I. and support. The San Diego Regional Standards has information regarding design and footing loads in unstable soil conditions. 5. The project should show sewer service as well as water and utilities. Please locate cleanouts and service meters outside of driveways, typically at property line. To address planning questions, contact Jason Martin at 760.602.461 9; to address engineering questions, contact Clyde Wickham at 760.602.2724. .- Sincerely, /, I' LGARY/E. WAYNE/' Assistant Planning Director GEW:JM:cs C: Don Rideout Clyde Wickham Bill Plummer File Copy Data Entry .. pp+lY 3 j-so P ,. e e- City of Carlsbad May 2,2000 Karen Blumenshine 15 St. Ann Drive Santa Barbara, CA 93109 Dear Karen: Thank you for your request for clarification of the General Plan designation for your property located at the northern terminus of Highland Drive (APN:l56-051-17). The property is designated as Open Space in the City’s General Plan because of the steep slopes and associated biological constraints that cover the vast majority of the 2.72 acre parcel. The General Plan Open Space designation was not intended to cover the unconstrained portions of the property, such as the small relatively flat pad area immediately adjacent to Highland Drive. Therefore this flat, developable area is intended to be designated Residential Low Medium Density (RLM), just as the other residential property to the south. Even though the site is considered to be a residentially designated lot, there are severe physical constraints on the property that must be recognized. The site is also located in the Coastal Zone, which also restricts development of steep slopes and habitat areas. While development can occur on the above-referenced property, it must comply with all applicable regulations. Therefore, development of any future single family home on the property cannot disturb or otherwise encroach onto the adjacent natural slopes. It may be that the allowed development is limited due to these constraints. The City’s regulations would apply both to construction of the dwelling as well as any remedial grading necessary to develop the property. In conclusion, the flat portion of APN 156-051-17 may be developed with a single family residence, provided the proposed development conforms to all applicable City regulations, including but not limited to, the Hillside Development Ordinance and the City’s Coastal Zone regulations. Please feel free to contact myself or‘ Mike Grim at (760) 602-4623 if you have any questions. Sincerely, Planning Director C: GaryWayne Bob Wojcik Chris DeCerbo File Copy 1635 Faraday Avenue Carlsbad, CA 92008-7314 - (760) 602-4600 FAX (760) 602-8559 @