Loading...
HomeMy WebLinkAbout2001-01-03; Planning Commission; ; CDP 00-50-V 00-401 - QUIRK RESIDENCEThe- City of Carlsbad Planning Depart A REPORT TO THE PLANNING COMMISSION Item No. P.C. AGENDA OF: January 3, 2001 Application complete date: October 12, 2000 Project Planner: Paul Godwin Project Engineer: David Rick SUBJECT: CDF 00-50/V 00-401 - QUIRK RESIDENCE - Request for a Coastal Development Permit and Variance to construct a new single-family home on a .20 acre site located north of Oak Avenue on the west side of Ocean Street, in the R-3 zone, the Beach Area Overlay Zone, the Coastal Zone and in Local Facilities Management Zone 1. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolutions No. 4903 and 4904 APPROVING Coastal Development Permit No. CDP 00-50 and Variance No. V 00-401 based on the findings and subject to the conditions contained therein. II.INTRODUCTION The applicant proposes to demolish an existing three unit residential structure and construct a new single-family residence on a .20 acre site. The project is located on the west side of Ocean Street, between Oak and Carlsbad Village Drive, within the appeal area of the Coastal Zone. The applicant has requested a variance on the project to allow for a zero foot front yard setback, similar to those previously approved on the west side of Ocean Street. Except for the requested variance, the project does comply with all City ordinances, including R-3 zoning, Hillside Development Regulations, Beach Area Overlay Zone and the Mello II segment of the City's Local Coastal Program. III. PROJECT DESCRIPTION AND BACKGROUND Project Site/Setting: Infill lot located on the west side of Ocean Street as shown on the attached location map. The lot area is .20 acres (8,695 square feet). The eastern third of the lot is relatively flat, with slopes of 25% or greater towards the middle of the lot, then leveling out as it reaches the beach. Proposed Residential Construction: New 3,572 square foot single-family residential structure with attached 416 square foot garage. Proposed Grading: No grading is proposed which would require a grading permit. Impact on Coastal Resources: None. CDP 00-50/VOO-401 - QUHJt RESIDENCE January 3, 2001 Page 2 The applicant has requested approval of a Coastal Development Permit and Variance to construct a 3,572 square foot single-family residence with a 416 square foot garage on the subject site. The parcel contains .20 gross acres and has previously been disturbed by development including landscaping, paving, and an existing three-unit structure, which is inadequately parked and is proposed to be demolished. This is an in-fill lot in which the surrounding properties have already been developed with residential uses. The site is zoned R-3, has a General Plan Designation of Residential High (RH), and is located within the Beach Area Overlay Zone (BAO). The applicant has requested a variance to allow a zero foot front yard setback, similar to those previously approved on the west side of Ocean Street. The proposed structure would be two stories with a bathroom and mechanical space located in the basement. The maximum height of the residence would be 28.10 feet, with only one-story exposed at the Ocean Street elevation, helping to minimize the bulk of the project at street level. IV. ANALYSIS As shown on the Coastal Development Compliance Table below, the proposed development is in compliance with all BAOZ, R-3 Zoning and all applicable Local Coastal Plan regulations. Building permits may be issued subject to the conditions contained in Planning Commission Resolution No. 4903. COASTAL DEVELOPMENT COMPLIANCE TABLE LCP Land Use Plan General Plan Zoning Grading Permit Required Hillside Development Permit Required Native Vegetation Impacts STANDARD Front Yard Setback Side/Rear Yard Setback Building Height Lot Coverage RH (Residential High) RH (Residential High ) R-3 No No None REQUIRED/ALLOWED 20' 5V10' 30' 60% PROPOSED 0' (See Variance Discussion) 5790' 28.10' 29% This project also complies with the string-line structural ocean setback standard. This standard specifies that no structure is permitted further seaward than similar structures on adjacent properties. FRONT YARD SETBACK VARIANCE REQUEST As stated previously, the applicant has requested a variance for a reduced front yard setback. A 20 foot front yard setback is required in the R-3 zone. The applicant is proposing a zero foot front yard setback, which is the same as the existing residence, which is proposed to be demolished. Other projects on the west side of Ocean Street have been approved with front yards reduced to zero feet because of the site topography. A list of approved variances for front CDP 00-50/VOO-401 - QU1 January 3, 2001 Page 3 RESIDENCE yard setback reductions is attached. Staff believes that the necessary findings can be made for the approval of this variance request as discussed in the following table: FINDING RESPONSE That there are exceptional or extraordinary circumstances or conditions applicable to the property or to the intended use that do not apply generally to the other property or class of use in the same vicinity and zone. The lot has a number of constraints, including a coastal string-line structure setback, sloping topography and the need to limit the height of the Ocean Street fa9ade per the Coastal Shoreline Development overlay zone. Taken together, only approx. 26' of flat pad is available for development west of the 20' front yard setback. These constraints limit the ability to design a two-story structure with garage of similar size to those presently located on Ocean Street, without granting a front yard setback variance. That such variance is necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same vicinity and zone but which is denied to the property in question. Without the approval of the variance, a significant portion of the only level portion of the lot would be undevelopable, preventing the applicant from providing garage parking and achieving similar lot coverage and square footages enjoyed by similar properties on Ocean Street. Variances have previously been approved for reduced front yard setbacks on Ocean Street, a list of which is attached. That the granting of such variance will not be materially detrimental to the public welfare or injurious to the property or improvements in such vicinity and zone in which the property is located. The reduced front yard setback will not be a detriment in that the proposed setback is similar to and compatible with and of the same scale and intensity of nearby projects. Additionally, the existing structure with three units is under parked, and the proposed single-family residence will meet the parking standard with this variance. That the granting of such variance will not adversely affect the comprehensive general plan. This variance will not adversely effect the General Plan in that the proposal is consistent with the land uses designated for the area by the Land Use Element; the residential density range proposed is under the Growth Management density control point; and the project is in compliance with the Housing Element policies as conditioned. REVIEW OF REQUIRED COASTAL FINDINGS 1. Conformance with the Certified Local Coastal Program and all applicable policies The project is located in the Mello II Local Coastal Program Segment. CDP 00-50/VOO-401 - QUI January 3, 2001 Page 4 RESIDENCE The project proposes the construction of a new single-family residence in an area designated for residential development. The LCP Land Use Plan designates the subject site for Residential-Medium High (RMH) density development, which allows 19 du/acre. Based on a density of 19 du/acre, the lot could accommodate a maximum of three dwelling units. 2. Conformance with public access and recreation policies of Chapter 3 of the Coastal Act Per the Local Coastal Program, the subject site is not required to provide beach access, as there is an existing beach access stairway at Carlsbad Village Drive and Ocean Street (approximately 340 feet from the residence) and public beach access via the seawall to the south. 3. Coastal Resource Protection Overlay Zone The subject site is located in the Coastal Resource Protection Overlay Zone, which requires that for steep slope areas not containing endangered plant/animal species and/or coastal sage scrub or chaparral plant communities, that development of slopes 25% or greater may be permitted subject to specific findings. The proposed project complies with all applicable requirements of the Coastal Resource Protection Overlay Zone as illustrated in the table below: FINDING RESPONSE That a soils investigation be conducted to determine that the site slope areas are stable and grading and development impacts mitigable for at least 75 years, or the life of the structure. A soils and geologic analysis of the site was prepared in conformance with City requirements. The study determined that the proposed development will have a useable life of at least 75 years and that the development will have no adverse effect on the stability of the coastal slope. Grading of the slope is essential to the development of the site. Only minor grading is proposed and no grading permit is required. Development of the steep slopes is required since the slopes are located in the middle of the lot less than 26' from the eastern property line. Slope disturbance will not result in substantial damage or alteration to major wildlife corridors, habitat or native vegetation. Slope disturbance will not damage or alter major wildlife habitat or native vegetation since the site was previously developed with a residential structure, ornamental landscaping and paving. There is no native vegetation located on this infill site. No grading or removal of steep slopes will be permitted unless all environmental aspects have been mitigated. This project does not require a grading permit and is fully developed, therefore, this requirement does not apply to the proposed project. CDP 00-50/VOO-401 - QUIRK RESIDENCE January 3, 2001 PageS Drainage, Erosion, Sedimentation and Habitat As designed and conditioned, the proposed project will adhere to the City's Master Drainage and Storm Water Quality Management Plan and Grading Ordinance to avoid increased run off and soil erosion. Landslides and Slope Instability The soils and geologic analysis report performed for the proposed project indicates that there are no landslides on this site. Seismic Hazards The soils and geological analysis report performed for the proposed project indicates that the materials at the site are not subject to liquefaction due to such factors as soil density, grain-size distribution and groundwater conditions. Floodplain Development No development on the property is proposed within the one hundred year floodplain. 4. Coastal Shoreline Development Overlay Zone The Proposed development complies with all applicable requirements of the Coastal Shoreline Development Overlay Zone as described in the table below: STANDARD PROVIDED Lateral Access 25' dry sandy beach 26' dry sandy beach seaward of development Bluff Top Access Applies to lots where no beach is present or where beach is not accessible. Beach is accessible via existing stairway located approximately 340' feet from the subject site. Beach is present, therefore requirement does not apply to the project. Geotechnical Report Analyze cliff erosion and geologic conditions. A geotechnical analysis of the project was prepared. The analysis concluded that the proposed development will have a useful life of at least 75 years and that the development will have no adverse effect on the stability of the coastal slope. Appearance Building developed on site with a general attractive appearance related to surrounding development and natural environment. The proposed residential structure has been designed with attractive architectural features, which will be compatible with the surrounding development and natural environment. CDP 00-50/VOO-401 - Q January 3, 2001 Page 6 unac RESIDENCE Ocean Views Building designed to preserve to the extent feasible ocean views. The project has been designed with a one-story element on Ocean Street and the structure complies with applicable side yard requirements, which will, to the extent feasible, preserve existing ocean views from the street. Natural Features To extent feasible, retain natural features and topography. The building has been designed to step-down the hillside, consistent with this requirement. Grading Grading executed so as to blend with existing terrain. Minimal grading is proposed, no grading permit is required. Grading is designed to blend with existing and natural surroundings. "Stringline" Maintain a "stringline" setback for structures, patios, decks, pools and spas. The project adheres to all coastal "stringline" setback requirements for the placement of structures, patios, decks, pools and spas. V.ENVIRONMENTAL REVIEW The project is exempt from CEQA per the exemption listed below: (1) Section 15303(a) of CEQA exemptions (Class 3) exempts the construction of single- family residences in urbanized areas from environmental review. (2) Section 15332(a-e) of CEQA exemptions (Class 32) exempts projects characterized as in-fill development from environmental review. A Notice of Exemption will be filed by the Planning Director upon project approval. ATTACHMENTS: 1. Planning Commission Resolution No. 4903 (CDP) 2. Planning Commission Resolution No. 4904 (V) 3. Location Map 4. Background Data Sheet 5. Local Facilities Impact Assessment Form 6. Disclosure Form 7. Ocean Street Front Yard Variance Exhibit 8. Exhibits "A" - "I," dated January 3, 2001 PG:cs:mh S/7E SITE QUIRK RESIDENCE CDP 00-50/V 00-401 BACKGROUND DATA SHEET CASE NO: CDP 00-50/V 00-401 CASE NAME: Quirk Residence APPLICANT: Thorvk Architecture REQUEST AND LOCATION: Demolish existing three unit residential structure and develop a single family home at 3075 Ocean Street LEGAL DESCRIPTION: That portion of the Town of Carlsbad, according to Map thereof No. 365, filed February 2. 1887 APN: 203-251-08-00 Acres: .20 (8.695 sq/ff) Proposed No. of Lots/Units: 1 GENERAL PLAN AND ZONING Land Use Designation: RH-Residential High Density Allowed: 15-23 du/acre Density Proposed: One unit Existing Zone: R-3 Proposed Zone: N/A Surrounding Zoning, General Plan and Land Use: Zoning General Plan Current Land Use Site North South East West R-3 R-3 R-3 VR N/A RH (Residential High) RH (Residential High) RH (Residential High) V (Village) N/A Residential Residential Residential Condo/Timeshare Pacific Ocean PUBLIC FACILITIES School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): One ENVIRONMENTAL IMPACT ASSESSMENT Negative Declaration, issued Certified Environmental Impact Report, dated_ XI Other, Exempt Sections 15303. 15332 CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application) PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO:CDP 00-50/V 00-401 - Quirk Residence LOCAL FACILITY MANAGEMENT ZONE: 1 GENERAL PLAN: RH ZONING: R-3 DEVELOPER'S NAME: Thoryk Architecture ADDRESS: 1235 Shafter Street. San Diego, CA 92106 PHONE NO.: 619-523-9050 ASSESSOR'S PARCEL NO.: 203-251-08-00 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): .2 acres, 8,695 sq/ft. 1 unit ESTIMATED COMPLETION DATE: June 2001 A. City Administrative Facilities: Demand in Square Footage = 3.4767 B. Library: Demand in Square Footage = 1.854 C. Wastewater Treatment Capacity (Calculate with J. Sewer) 1 EDU D. Park: Demand in Acreage = .006953 E. Drainage: Demand in CFS = N/A Identify Drainage Basin - B (Identify master plan facilities on site plan) F. Circulation: Demand in ADT = 10 (Identify Trip Distribution on site plan) G. Fire: Served by Fire Station No. = 1 H. Open Space: Acreage Provided = N/A I. Schools: Elm=.261. JHS=.Q72. HS=136 Total=469 (Demands to be determined by staff) J. Sewer: Demands in EDU 1 EDU (Identify trunk line(s) impacted on site plan) K. Water: Demand in GPD = 220 12/07/2008 15:42 619-523^835 THORYK ARCHITECT INC PAGE 02 89/07/2080 15:31 ' -61^3-9035 THORYK ARGHlA *NC PASE B4 City ofjCjy1j5b>ad 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 jj(ftIST be disclosed at the time of application subtnittal. Your project cannot be reviewed until this information is completed. Please print , Note: Person is defined as "Any individual, finn, co-partnership, joint venture, association, social club, fraternal organization, corporation, estate, mist, receiver, syndicate, in this and any other county, city and county, dry 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 tfce applicant and property owner must be provided below. „*_./. i i .. . 1. APPLICANT (Not the applicant's agent) Provide foe COMPLETlLLEGAL 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 10B/o 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 puhliclv-owned corporation, include the names, rifles, and addresses of the corporate officers. (A separate page may be attached if necessary.)... Address. 1. OWNER (Not the owner's agent) Provide <*»* gpMPLETIL LEGAL names and addresses of ALL persons having any ownership interest in fos property involved. Also, provide the nature of the legal ownership fa, nartnerehfp tenants in common, non-profit, corporation, etc.). If the ownership includes a include the names, tide, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OP THE SHAKES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publiete owned, corporation, include the names, titles, and addresses of the corporate officers. '(A separate page may be attached if necessary.) Persoa ^£>u/Art,D iTi. iJu&it- Corp/Part Tiru TKLfitfsi^Af r^/ggj?^gapKteX>'v)2, ^r r-r, ,t n I I • . it t*. .1.1.,Address.. *femctey Avenue -- Carlsbad, CA 92OO8-7314 - (760) 6O2-4600 - FAX (760) 602-8559 < 12/07/2000 15:42 619-523^35 THORYK ARCHITECT INC PAGE 03 09/87/2898 15:31 '61^^-9035 THORYK ARCHI "A INC PAGE 65 ,''•*_ , ^^^ 3. NON-PROMT ORGANISATION OR TRUST If any person identified pursuant to (1) 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 tiie. Title Address T^. 4. Have you had more that) $250 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? If yes, please indicate person(s): NOTE: Attach additional sheets if necessary. -•.." ' - ••• I certify flat all the above informatioa Is true and cotrect to the best of my knowledge, fjwu* Lai •MV »•** M^V B^V iS.{yL^wXV -,t of owner/date Print or tome narat^f owner. -- / RrintortypenameofappHcant ^T /H-2. /Mar-fa Signature of owjjBT/applicant's agent if applicable/date Print or type name of owner/applicant's agent ~H:ADM!NV»UNTER\D1SCLOSURS STATEMENT LISTING OF APPROVED FRONT YARD SETBACK VARIANCES ON OCEAN STREET ADDRESS 2623 Ocean Street 2729 Ocean Street 2679 Ocean Street 2677 Ocean Street 2609 Ocean Street 2795 Ocean Street 2895 Ocean Street 2805 Ocean Street 2775 Ocean Street 2687 Ocean Street 2977 Ocean Street 26 17 Ocean Street 2651 Ocean Street 2650 Ocean Street 2479 Ocean Street APPROVED SETBACK 0' front yard setback 0' front yard setback 0' front yard setback 0' front yard setback 0' front yard setback 4' front yard setback 5' front yard setback 5' front yard setback 5' front yard setback 5' front yard setback 5' front yard setback 5' front yard setback 6' front yard setback 1 0' front yard setback 1 7.5' front yard setback PERMIT # V-295 V-90 V-375 V-375 V-96-01 V-301 V-64 V-174 V-143 V-197 V-13 AV 93-05 V-91 V-129 V-332