HomeMy WebLinkAbout2014-04-02; Planning Commission; ; CDP 13-27 - TAYLOR REMODEL
The City of CARLSBAD Planning Division
A REPORT TO THE PLANNING COMMISSION
Single Family Coastal Development Permit
Item No.
Application complete date: January 15, 2014
P.C. AGENDA OF: April 2, 2014 Project Planner: Austin Silva
Project Engineer: Steve Bobbett
SUBJECT: CDP 13-27 – TAYLOR REMODEL – Request for approval of a Coastal Development
Permit to allow for the addition of 977 square feet of additional living area to an
existing single-family residence and a 268 square foot addition to an existing garage on
a .43 acre lot located at 2371 Buena Vista Circle within the Mello II Segment of the
Coastal Zone within Local Facilities Management Zone 1. The City Planner has
determined that the project belongs to a class of projects that the State Secretary for
Resources has found do not have a significant impact on the environment, and is
therefore categorically exempt from the requirement for the preparation of
environmental documents pursuant to Section 15301 (Existing Facilities) of the state
CEQA guidelines. The subject property is located within the appeals jurisdiction of the
California Coastal Commission.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7037 APPROVING Coastal
Development Permit CDP 13-27 based upon the findings and subject to the conditions contained
therein.
II. PROJECT DESCRIPTION AND BACKGROUND
Project Site/Setting: The project site is located at 2371 Buena Vista Circle as shown on the attached
location map. The lot area is .43 gross acres (18,675 square feet) and .35 net acres and is located in the
appeals jurisdiction of the California Coastal Commission. The site is developed with an existing 2,483
square foot one-story residence with a detached two-car garage which is primarily located on the upper
two thirds of the site which has a level gradient. The land slopes from a high point of approximately
45.5 feet above mean sea level along Buena Vista Circle to a low point of 11 feet above mean sea level
adjacent to the Buena Vista Lagoon. The western third of the property (below the 40’ contour line) is
comprised of slopes greater or equal to a gradient of 25%. Approximately 4,000 square feet of the
slope has a gradient of 40%. Native habitat that exists on the property is a strip of freshwater marsh
located on the western boundary of the property adjacent to the Buena Vista Lagoon approximately 50
feet from the proposed area of the remodel. The subject property and the properties to the north and
south all have a General Plan designation of Residential Low Medium (RLM) and a zoning designation of
R-1-10,000. The property to the east has a General Plan designation of Residential Medium High (RMH)
and a zoning designation of R-3. The Buena Vista Lagoon to the west has an Open Space (OS) General
Plan and zoning designation. The lot is surrounded by one and two-story single-family homes to the
north, east and south, and the Buena Vista Lagoon is located to the west. The existing mid-century
modern home is built on a level area of the lot, with a deck that protrudes over a downhill slope leading
to the Buena Vista Lagoon.
1
CDP 13-27 – TAYLOR REMODEL
April 2, 2014
Page 2
Proposed Residential Construction: The project consists of a remodel of the existing single-family home
that includes an addition of 977 square feet of new living area. There will be 230 square feet added to
the first floor, 747 square feet to a new second floor, and the existing two-car garage will be expanded
by 268 square feet with the capacity to park four vehicles. Also included, is the addition of a 640 square
foot second dwelling unit above the garage on the second floor that will be accessed by an outside
staircase. The second dwelling unit will be administratively reviewed and acted upon by the City
Planner through a separate minor Coastal Development Permit (CDP 13-28), pursuant to CMC Section
21.201.08(C) and subsequent to the Planning Commission action on CDP 13-27. The proposed remodel
will be consistent with the existing mid-century modern architectural style with the use of stucco, low
pitched roofs, and exposed rafter tails. Landscape improvements consist of a new pool in the front yard
as well as an extension of the lawn area in the rear yard that will be supported on the upper portion of
the downhill slope (25% - 40% gradient) by crib walls with a maximum height of three feet. The
proposed crib walls and rear yard expansion encroach into areas of the slope that have a 25% gradient
or more. However, according to a geotechnical report prepared by Geotechnical Exploration, Inc. (Job
No. 13-10401) dated October 17, 2013, the descending rear slope consists of fill soils varying in
thickness from a few feet on the slope face to at least five (5) feet at the top of portions of the slope,
indicating that the slope is not in its natural state.
Proposed Grading: Minor earthwork is proposed which would require a minor grading permit due to
the site’s proximity to the Buena Vista Lagoon.
Impacts on Coastal Resources: None.
III. ANALYSIS
The proposed project is subject to the following ordinances, standards, and policies:
A. Residential Low-Medium Density (RLM) General Plan Land Use designation;
B. One-Family Residential Zone (R-1-10,000, CMC Chapter 21.10);
C. Coastal Development Regulations for the Mello II Segment of the Local Coastal Program
(CMC Chapter 21.201), the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203)
and the Coastal Shoreline Development Overlay Zone (CMC Chapter 21.204);
D. Inclusionary Housing Ordinance (CMC Chapter 21.85); and
E. Growth Management (CMC Chapter 21.90).
A. General Plan
The project site has a Residential Low-Medium Density (RLM) General Plan Land Use designation. The
RLM Land Use designation allows the development of one-family dwellings at a density of 0-4 dwelling
units per acre with a Growth Management Control Point (GMCP) of 3.2 dwelling units per acre. The
project has net acreage of .33 and a density of 3.0 dwelling units per acre which is below the GMCP, but
is within the range of the RLM General Plan Land Use designation. Since the remodel does not increase
the amount of units on the property and the existing dwelling unit that was already accounted for when
the Zone 1 Local Facilities Management Plan was prepared, .05 fractional dwelling unit will not need to
be deposited into the city’s excess dwelling unit bank.
CDP 13-27 – TAYLOR REMODEL
April 2, 2014
Page 3
B. One-Family Residential Zone (R-1, CMC Chapter 21.10)
The project is required to comply with all applicable regulations and development standards of the
Carlsbad Municipal Code (CMC) including the One-Family Residential (R-1) zone. The proposed project
meets or exceeds all applicable requirements of the R-1 zone (Shown in Table 1 below).
TABLE 1 – R-1-10,000 ZONE DEVELOPMENT STANDARDS
STANDARD REQUIRED PROPOSED COMPLY
Front Yard Setback 20’ 31’ 6” Yes
Side Yard Setback 8’7” West Side: 7’ 2” (Existing)*
West Side: 10’ 6” (Proposed)
East Side: 12’ 11” (Existing)
East Side: 13’ (Proposed)
Yes
Rear Yard Setback 17’2” 68’ 3” Yes
Lot Coverage 40% 18.9% Yes
Building Height 24’ (for roof pitches less than 3:12) 21’ 8” Yes
Parking Two-car garage Four-car garage Yes
* The west side yard may be reduced provided that the opposite side yard shall be increased in width by
an amount equal to the reduction or shall be a minimum of ten feet in width, whichever is greater.
Also, the reduced side yard shall not be less than five feet in width nor shall it abut a lot or parcel of
land with and adjacent reduced side yard.
C. Mello II Segment of the Local Coastal Program (CMC Chapter 21.201), the Coastal Resource
Protection Overlay Zone (CMC Chapter 21.03) and the Coastal Shoreline Development Overlay
Zone (CMC Chapter 21.204)
As shown on the Coastal Development Compliance Table and as discussed below, the proposed
development is in compliance with all applicable regulations.
COASTAL DEVELOPMENT COMPLIANCE TABLE
LCP Land Use Plan RLM
General Plan RLM
Zoning R-1 10,000
Grading Permit Required No
Hillside Development Permit Required No
Native Vegetation Impacts None
The project site is located within the Mello II Segment of the Local Coastal Program and within the
appeal area of the Coastal Zone. The site is also located within and subject to the Coastal Resource
Protection Overlay Zone (Chapter 21.203) and the Coastal Shoreline Development Overlay Zone
(Chapter 21. 204) of the Carlsbad Municipal Code.
The subject site has an LCP Land Use Plan designation of Residential Low Medium (RLM), which allows
for a density of 0-4 du/acre and 3.2 du/acre at the Growth Management Control Point (GMCP). The
project density of 3.0 du/ac is consistent with the RLM General Plan Land Use designation as discussed
in Section A. Therefore the project is consistent with the Mello II Segment of the LCP.
CDP 13-27 – TAYLOR REMODEL
April 2, 2014
Page 4
The proposed project is consistent with the Mello II Segment of the LCP which contains land use policies
for development and conservation of coastal land and water areas within its boundaries. The policies of
the Mello II Segment emphasize topics such as preservation of agriculture and scenic resources,
protection of environmentally sensitive resources, provisions of shoreline access and prevention of
geologic instability and erosion.
The project is consistent with the Coastal Act policies as follows: A) no agricultural lands exist on the
project site, therefore no impacts to such will occur; B) the project does not impact environmentally
sensitive habitats, water or marine resources; C) the site is geologically stable and there is only minor
earthwork proposed for the site; D) the project does require a minor grading permit because of the
site’s proximity to the Buena Vista Lagoon, and 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; E) the project meets the parking requirement of
the zoning ordinance; F) the project does not preclude any recreational opportunities or shoreline
access as the property is currently developed with a single-family residence.; and G) the remodeled
single-family home will not obstruct views of the coastline as seen from public lands or to the extent
feasible from Buena Vista Circle, not otherwise damage the visual beauty of the coastal zone.
The project site is located in the Coastal Resource Protection Overlay Zone, however, although the
exterior improvements encroach into areas of the slope with a 25% gradient or more, the slope is not in
its natural state as the descending rear slope consists of fill soils varying in thickness from a few feet on
the slope face to at least five (5) feet at the top of portions of the slope (Geotechnical Exploration, Inc.,
October 17, 2013). Furthermore, the slope is planted with established non-native, ornamental ground
cover which assists in deterring soil erosion. Minimum setbacks of at least 100 feet from
wetlands/lagoon shall be required in all development, in order to buffer such sensitive habitat areas
from intrusion. Although, in the event that a wetland area is bordered by steep slopes (in excess of
25%) which will act as a natural buffer to the habitat area, a buffer area of less than 100 feet in width
may be permitted. The subject property contains slopes in excess of 25% along areas adjacent to the
Buena Vista Lagoon.
As the project site is located within the Mello II Segment of the Local Coastal Program and is located
between the ocean and the first public road parallel to the ocean (Buena Vista Lagoon), it is subject to
the provisions of the Coastal Shoreline Development Overlay Zone. The proposed development
complies with all applicable requirements of the Coastal Shoreline Development Overlay Zone as
illustrated in Table 2 below:
TABLE 2 – COASTAL SHORELINE DEVELOPMENT OVERLAY ZONE COMPLIANCE
STANDARD PROVIDED
Lateral Access
25’ wide access easement along Buena
Vista Lagoon
The project has been conditioned to dedicate an irrevocable
25’ wide lateral access easement along the Buena Vista
Lagoon to the California Coastal Commission.
Geotechnical Report
Analyze bluff erosion and geologic
conditions.
A geotechnical analysis for the project was prepared by
Geotechnical Exploration, Inc. on October 17, 2013. The
analysis concluded that the proposed crib walls can be built
without additional earthwork beyond the wall toe and with
minimal disturbance to the slope. The slope is considered to
be stable and shows no signs of erosion or gross instability.
CDP 13-27 – TAYLOR REMODEL
April 2, 2014
Page 5
TABLE 2 – COASTAL SHORELINE DEVELOPMENT OVERLAY ZONE COMPLIANCE (CONTINUED)
STANDARD PROVIDED
Appearance
Building developed on-site with a
general attractive appearance related to
surrounding development and natural
environment.
The proposed remodel has been designed to match the
existing home with a mid-century modern architectural
style. The remodel continues the use of stucco, low-pitched
roofs, and exposed rafter tails, which is compatible with the
surrounding development and natural environment.
Ocean Views
Building designed to preserve to the
extent feasible ocean view.
The project design is consistent with surrounding
development on Buena Vista Circle and the proposed
remodel complies with applicable side yard setback
requirements, which will, to the extent feasible, continue to
preserve existing lagoon views from the street.
Natural Features
To the extent feasible, retain natural
features and topography.
The proposed crib walls are designed to be terraced,
minimizing the height of the wall and any required
earthwork.
Grading
Grading executed so as to blend with
the existing terrain.
The site has been previously graded to accommodate the
existing home. Any dirt movement will be done by small
equipment for flatwork and drainage purposes.
“Stringline”
Maintain a “stringline” setback for
structures, patios, decks, and other
similar structures.
The project adheres to all coastal “stringline” setback
requirements. The existing deck has established the
“stringline” for this property, and the proposed crib walls
adhere to this requirement.
Given the above analysis, the project is consistent with the Mello II Segment land use policies and the
Coastal Resource Protection and Coastal Shoreline Development Overlay Zones.
D. Inclusionary Housing Ordinance
Pursuant to CMC Chapter 21.85.030 (D.1), a project may be exempt from the inclusionary housing
requirement if an existing residence is altered, improved, restored, repaired, expanded, or extended,
provided that the number of units is not increased. Since there will not be an increase in the number of
units on the property, the project will be exempt from the inclusionary housing requirement.
E. Growth Management
The proposed project is located within Local Facilities Management Zone 1 in the northwest quadrant of
the city. However, there will be no impact to public facilities because there will be no increase in the
number of units on the property.
IV. ENVIRONMENTAL REVIEW
The City Planner has determined that the project belongs to a class of projects that the State Secretary
for Resources has found do not have a significant impact on the environment, and it is therefore
categorically exempt from the requirement for the preparation of environmental documents pursuant
to CEQA Section 15301(e)(1) – Existing Facilities. The area of proposed expansion (1,885 square feet)
does not result in an increase of more than 50 percent of the floor area of the existing structure before
the addition. A Notice of Exemption will be filed by the City Planner upon final project approval.
CDP 13-27 – TAYLOR REMODEL
April 2, 2014
Page 6
ATTACHMENTS:
1. Planning Commission Resolution No. 7037
2. Location Map
3. Disclosure Form
4. Reduced Exhibits dated April 2, 2014
5. Exhibits “A” – “L” dated April 2, 2014
BUENA VISTA LAGOON
JEFFERSON STBUENA VISTA CRCDP 13-27Taylor Remodel
SITE MAP
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DISCLOSURE
STATEMENT
P-1(A)
Development Services
Planning Division
1635 Faraday Avenue
{760) 602-4610
www.carlsbadca.gov CARLSBAD
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