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HomeMy WebLinkAbout2004-03-17; Planning Commission; ; CDP 02-16|HDP 02-04 - CARLSBAD OCEANVIEW ESTATES4'he City of Carlsbad Planning Departmef A REPORT TO THE PLANNING COMMISSION Application complete date: P.C. AGENDA OF: March 17, 2004 Project Planner: Project Engineer: ItemNo.@ September 4, 2003 Saima Qureshy David Rick 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 Permit HDP 02-04 based on the findings and subject to the conditions contained therein. II. 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 O -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. III. 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-LSBAD OCEANVIEWESTATES. March 17, 2004 Pa e2 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. 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 Lot Area Building Area Bedrooms/Baths Architectural Style Lot 1 15,713 sq. ft. 5,932 sq. ft. 3 bedrooms/3 bath Japanese Style Lot2 15,420 sq. ft. 6,485 sq. ft. 5 bedrooms/4 bath Mediterranean Lot 3 16,852 sq. ft. 5,212 sq. ft. 5 bedrooms/5 bath Contemporary 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 II 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 21.90 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 O -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 CDP 02-16/HDP 02-04-~SBAD OCEANVIEW ESTATES • March 17, 2004 Pa e3 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 Land Use Housing Public Safety Open Space & Conservation Noise Circulation TABLE 2: GENERAL PLAN COMPLIANCE USE, CLASSIFICATION, PROPOSED USES & COMPLIANCE GOAL, OBJECTIVE OR IMPROVEMENTS PROGRAM Site is designated for Residential Low Medium (RLM) at O to 4 du/ac. with a Growth Management Control Point of 3.2 du/ac. Provision of affordable housing. Reduce fire hazards to an acceptable 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. Three residences at 3.0 du/ac. 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). Yes Yes Yes Yes Yes Project is not impacted by Yes 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. Yes CDP 02-16/HDP 02-04 -LSBAD OCEANVIEW ESTATES - March 1 7, 2004 Pa e4 B. Single Family Residential Zone 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: TABLE 3: R-1 STANDARDS COMPLIANCE STANDARD REQUIRED/ALLOWED PROPOSED FOR LOTS 1 / 2 / 3 Front Yard Setback 20 Feet 25 ft. I 28.5 ft. I 25 ft. Side Yard Setback 10 Feet 11 ft./ 10 ft./ 10 ft. Rear Yard Setback 20 Feet 100 ft. I 127 ft. / 111 ft. Max Building Height 30 Feet 20' -6" I 30' I 30' Lot Coverage 40% 34% I 20% I 16% C. Council Policy 44 -Neighborhoqd 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 II 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 du/ac.) density development, with a Growth Management Control Point of 3.2 du/ac. The proposed density of the project is 3 du/ac. 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 structures. 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 -LSBAD OCEANVIEW ESTATES - March 17, 2004 Pae 5 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 fuclusionary 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 -LSBAD OCEANVIEW ESTATES - March 17, 2004 Pae 6 TABLE 4: GROWTH MANAGEMENT STANDARD IMPACTS City Administration 11.1 sq. ft. Library 5.9 sq. ft. Waste Water Treatment 3EDU Parks 0.02 ac Drainage 1.9 CFS Circulation 30ADT Fire Station No. 1 Open Space NIA Schools Carlsbad Unified Sewer Collection System 3EDU Water 660GPD COMPLIANCE Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes 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. Planning Commission Resolution No. 5580 (CDP) 2. Planning Commission Resolution No. 5581 (HDP) 3. Location Map 4. Background Data Sheet 5. Disclosure Statement 6. Reduced Exhibits 7. Council Policy 44 Compliance 8. Exhibits "A" -"J" dated March 17, 2004 SQ:bd 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: =Hc...c.e=nryc...<---O"""'l=iv-'-"i~er~--------------------- 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 Lots/Units: -=--3 __________ _ GENERAL PLAN AND ZONING Land Use Designation: RLM -Residential Low Medium Density Allowed: 0 -4 units per acre Density Proposed: =--3~u=n=it~s =p~er~a~c~re ______ _ Existing Zone: =R'----1=----=-1-=-5i..=0--=-0-=-0 ____ _ Proposed Zone: =--N"-'/A=-=--------------- Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning Requirements) Zoning Site R-1-15000 North R-1-15000 South R-1-15000 East R-1-15000 West R-1-15000 Land Use Vacant Single Family Residence Vacant Single Family Residence Single Family Residence PUBLIC FACILITIES School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad -=-==='----"=----- Equivalent Dwelling Units (Sewer Capacity): -=T=hr"""'e~e _______________ _ Public Facilities Fee Agreement, dated: =--N=/A=-=---------------------- ENVIRONMENTAL IMPACT ASSESSMENT D Negative Declaration, issued ____________________ _ D Certified Environmental Impact Report, dated'----------------- ~ Other, Exempt Section 15303(a), three single-family residences in an urbanized area; Section 15332 (a) through (e), infill development projects.