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HomeMy WebLinkAboutHDP 97-11; Golnick Residence; Hillside Development Permit (HDP)September 2,1997 Lon Golnick 2916-C Luciernaga Street Carlsbad CA 92009 SUBJECT: HDP 97-11 - GOLNICK RESIDENCE The City has completed a review of the application for a Hillside Development Permit for grading of a single family lot and construction of a single family home located on El Fuerte Street (APN:215-491-42). It is the Planning Director's determination that the project is consistent with the City's Hillside Development Ordinance, Chapter 21.95 of the Carlsbad Municipal Code and therefore APPROVES this request based on the following findings and subject to the following conditions: Findings: 1. Hillside conditions have been properly identified on the constraints map which show existing and proposed conditions and slope percentages. 2. Undevelopable areas of the project, i.e. slopes over 40%, have been properly identified on the constraints map (Exhibit "A", dated August 28, 1997). 3. The development proposal is consistent with the intent, purpose and requirements of the Hillside Ordinance, Chapter 21.95 of the Carlsbad Municipal Code, in that: (a) natural resource areas, wildlife habitats, and native vegetation areas will not be impacted; (b) minimal grading, adequate building setback from edge of slope, and a generous amount of landscaping will ensure preservation of the natural appearance of the hillside; (c) the hillside development will be aesthetically pleasing due to the satisfactory architecture, landscaping and sensitive site design; (d) all hillside conditions have been incorporated into the planning process; (e) the project complies with the land use and open space conservation elements of the Carlsbad General Plan in that the General Plan allows 2075 Las Palmas Dr. Carlsbad, CA 92009-1576 0 (619) 438-1161 FAX (619) 438-0894 @ HDP 97-1 1 - GOLNlCh dESIDENCE SEPTEMBER 2,1997 PAGE 2 for single family development of the site and the proposed site design is sensitive to the site’s hillside topography; (9 erosion and siltation will be minimized through sound grading techniques and erosion control; (9) a minimal amount of grading is needed to support the proposed project design; and (h) the intensity of development (one 1,926 SF single family home on a 0.95 acre lot) on hillside areas is minimized such that the proposed development will be compatible with the existing topography. 4. The proposed grading and development will not occur in the undevelopable portions of the site, as shown on Exhibit ”A” (gradinglsite plan), dated August 28, 1997. 5. The grading design minimizes disturbance of hillside lands in that proposed grade closely follows the existing topographic trend and 200 cubic yards of grading over a .053 acre (3,773 cylac) is considered “acceptable” by the City’s Hillside Development Ordinance. 6. The project design substantially conforms to the intent of the concepts illustrated in the Hillside Development Guidelines Manual in that development concepts such as: minimizing the extent of grading, landscapinglscreening graded slopes, and the use of varied rooflines have been incorporated into the project. 7. That the Planning Director has determined that the project is exempt from the requirements of the California Environmental Quality Act (CEQA) per Section 15304 of the state CEQA Guidelines and will not have any adverse significant impact on the environment. 8. The Planning Director finds that the project, as conditioned herein for (HDP 97-11), is in conformance with the Elements of the City’s General Plan, based on the following: a. Land Use - The single family residence on a .95 acre lot (1.05 du/ac) is consistent with the RL (1 du/ac) General Plan designation. 9. The project is consistent with the City-Wide Facilities and Improvements Plan, the applicable local facilities management plan and all City public facility policies and ordinances since: a. The project has been conditioned to ensure that the building permits will not be issued for the project unless the District Engineer determines that sewer service is available, and building cannot occur within the project unless sewer service remains available, and the District Engineer is satisfied that the requirements of the Public Facilities Element of the General Plan have been met insofar as they apply to sewer service for this project. * P HDP 97-1 1 - GOLNlCh dESIDENCE SEPTEMBER 2,1997 PAGE 3 IO. 11. 12. b. Statutory School fees will be paid to ensure the availability of school facilities in the San Marcos School District. C. All necessary public improvements have been provided or are required as conditions of approval. d. The Developer has agreed and is required by the inclusion of an appropriate condition to pay a public facilities fee. Performance of that contract and payment of the fee will enable this body to find that public facilities will be available concurrent with need as required by the General Plan. The project has been conditioned to pay any increase in public facility fee, or new construction tax, or development fees, and has agreed to abide by any additional requirements established by a Local Facilities Management Plan prepared pursuant to Chapter 21.90 of the Carlsbad Municipal Code. This will ensure continued availability of public facilities and will mitigate any cumulative impacts created by the project. This project has been conditioned to comply with any requirements approved as part of the Local Facilities Management Plan for Zone 6. That the project is consistent with the City’s Landscape Manual, adopted by City Council Resolution No. 90-384. Conditions: 1. The Planning Director does hereby APPROVE the Hillside Development Permit for the single family residential project entitled “Golnick Residence”. (Exhibit “A“ (gradingkite) dated August 28, 1997, on file in the Planning Department and incorporated by this reference), subject to the conditions herein set forth. Staff is authorized and directed to make or require the Developer to make all corrections and modifications to the Hillside Development Permit Documents, as necessary to make them internally consistent and conform to Planning Director’s final action on the project. Development shall occur substantially as shown on the approved exhibits. Any proposed development substantially different from this approval, shall require an amendment to this approval. 2. The Developer shall comply with all applicable provisions of federal, state, and local ordinances in effect at the time of building permit issuance. 3. Building permits will not be issued for development of the subject property unless assurances of the availability of sewer facilities have been given by the Leucadia County Sewer District in writing. 4. This project shall comply with all conditions and mitigation measures which are required as part of the Zone 6 Local Facilities Management Plan and any amendments made to that Plan prior to the issuance of building permits, including, but not limited to the following: HDP 97-1 1 - GOLNlCk dESlDENCE SEPTEMBER 2,1997 PAGE 4 a. All development within Zone 6 shall conform to the provisions of Section 21.90 of the Carlsbad Municipal Code and to the provisions and conditions of this Local Facilities Management Plan. b. All development within Zone 6 shall be required to pay a public facilities fee pursuant to the standards adopted by the City Council on July 28, 1987, and as amended from time to time and all other applicable fees. Development in Zone 6 shall be responsible for any additional fees to be incorporated into this plan that are found to be necessary to enable facilities to meet the adopted performance standards. c. All development in Zone 6 shall be in conformance with the adopted Citywide Facilities and Improvements Plan as adopted by City Council Resolution 8797 on September 23,1987. 5. If any condition for construction of any public improvements or facilities, or the payment of any fees in-lieu thereof, imposed by this approval or imposed by law on this residential housing project are challenged this approval shall be suspended as provided in Government Code Section 66020. If any such condition is determined to be invalid this approval shall be invalid unless the City Council determines that the project without the condition complies with all requirements of law. 6. Prior to the issuance of the building permit, Developer shall submit to the City a Notice of Restriction to be filed in the office of the County Recorder, subject to the satisfaction of the Planning Director, notifying all interested parties and successors in interest that the City of Carlsbad has issued a Hillside Development Permit No. HDP 97-11 on the real property owned by the Developer. Said Notice of Restriction shall note the property description, location of the file containing complete project details and all conditions of approval as well as any conditions or restrictions specified for inclusion in the Notice of Restriction. The Planning Director has the authority to execute and record an amendment to the notice which modifies or terminates said notice upon a showing of good cause by the Developer or successor in interest. 7. The Developer shall prepare a detailed landscape and irrigation plan in conformance with the approved Preliminary Landscape Plan and the City’s Landscape Manual. The plans shall be submitted to and approval obtained from the Planning Director prior to the approval of the final map, grading permit, or building permit, whichever occurs first. The Developer shall construct and install all landscaping as shown on the approved plans, and maintain all landscaping in a healthy and thriving condition, free from weeds, trash, and debris. 8. Building identification and/or addresses shall be placed on all new and existing buildings so as to be plainly visible from the street or access road; color of identification and/or addresses shall contrast to their background color. HDP 97-1 1 - GOLNlCh 8tESIDENCE I SEPTEMBER 2,1997 PAGE 5 9. Prior to the issuance of building permits, or prior to the approval of a final map and/or issuance of certificate of compliance for the conversion of existing apartments to air- space condominiums, the Developer shall pay to the City’ an inclusionary housing impact fee as an individual fee on a per market rate dwelling unit basis. IO. If any of the foregoing conditions fail to occur; or if they are, by their terms, to be implemented and maintained over time, if any of such conditions fail to be so implemented and maintained according to their terms, the City shall have the right to revoke or modify all approvals herein granted; deny or further condition issuance of all future building permits; deny, revoke or further condition all certificates of occupancy issued under the authority of approvals herein granted; institute and prosecute litigation to compel their compliance with said conditions or seek damages for their violation. No vested rights are gained by Developer or a successor in interest by the City’s approval of this Hillside Development Permit. Code Reminders: 11. The Developer shall pay a landscape plan check and inspection fee as required by Section 20.08.050 of the Carlsbad Municipal Code. 12. This approval shall become null and void if building permits are not issued for this project within 18 months from the date of project approval. 13. Approval of this request shall not excuse compliance with all applicable sections of the Zoning Ordinance and all other applicable City ordinances in effect at time of building permit issuance, except as otherwise specifically provided herein. 14. All landscape and irrigation plans shall be prepared to conform with the Landscape Manual and submitted per the landscape plan check procedures on file in the Planning Department. CITY OF, CARLSBAD GAR&. WAYNE/ Assistant Planning Director GEW:GF:kr C: Chris DeCerbo Bobbie Hoder Clyde Wickham File Copy Data Entry Planning Aide