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Home My WebLink About2016-12-07; Planning Commission; ; CDP 15-48 – HIGHLAND JAMES SUBDIVISION LOT 2ERRATA SHEET FOR AGENDA ITEM #2 Memorandum December 7, 2016 To: Planning Commission From: Teri Delcamp, Senior Planner Via Don Neu, City Planner {"city of Carlsbad Re: Errata Sheet for Agenda Item #2, CDP 15-48-HIGHLAND JAMES SUBDIVISION LOT2 Staff is recommending that the Planning Commission include the following revisions to Planning Commission Resolution No. 7215: 1. Revise condition No. 1 as follows: Approval is granted for CDP 15-4¢48 as shown on Exhibits "A" -"G," dated December 7, 2016, on file in the Planning Division and incorporated herein by reference. Development shall occur substantially as shown unless otherwise noted in these conditions. 2. Revise condition No. 15 as follows: Developer shall pay the citywide Public Facilities Fee imposed by City Council Policy No. 17, the License Tax on new construction imposed by Carlsbad Municipal Code Section 5.09.030, and CFO #1 special tax (if applicable), subject to any credits authorized by Carlsbad Municipal Code Section 5.09.040. Developer shall also pay any applicable Local Facilities Management Plan fee for Zone~ 1, pursuant to Chapter 21.90. All such taxes/fees shall be paid at issuance of building permit. If the taxes/fees are not paid, this approval will not be consistent with the General Plan and shall become void. Community & Economic Development Planning Division 1635 Faraday Avenue I Carlsbad, CA 92008 I 760-602-4600 I 760-602-8560 fax The City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION Item No. Application complete date: August 18, 2016 P.C. AGENDA OF: December 7, 2016 Project Planner: Teri Delcamp Project Engineer: Kyrenne Chua SUBJECT: CDP 15-48 – HIGHLAND JAMES SUBDIVISION LOT 2 – Request for approval of a Coastal Development Permit to allow for the construction of a 3,549 square foot single-family residence with attached two-car and one-car garages within the Mello II Segment of the city’s Local Coastal Program generally located on the west side of James Drive, approximately 600 feet south of Tamarack Avenue (Lot 2 of CT 08-06) within Local Facilities Management Zone 1. The project site is not within the appealable area of the California Coastal Commission. 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 Section 15303(a), construction of a single family residence, of the state CEQA Guidelines. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7215 APPROVING Coastal Development Permit CDP 15-48, based upon the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND Project Site/Setting: The 0.17 acre (7,505 square foot) project site is one lot of a previously subdivided infill project located south of Tamarack Avenue between Highland Drive and James Drive as shown on the attached location map. Proposed frontage improvements include curb, gutter, parkway and sidewalk. The topography of the lot consists of a relatively flat pad three feet above street grade, with an approximately four foot high retaining wall along the rear property line. The site is part of an original larger single lot that had been developed with one single family home in the past. No agricultural activities, sensitive resources, geological instability, flood hazards or coastal access opportunities exist onsite. No sensitive plant species were found on the property and applicable habitat mitigation fees have already been paid for the project. Table “A” below includes the General Plan Land Use designations, zoning and current land uses of the project site and surrounding properties. TABLE A Location General Plan Designation Zoning Current Land Use Site R-4 Residential R-1 Vacant North R-4 Residential R-1 Vacant South R-4 Residential R-1 Vacant East R-4 Residential R-1 Single-Family Residence West R-4 Residential R-1-10000 Single-Family Residence 2 CDP 15-48 – HIGHLAND JAMES SUBDIVISION LOT 2 December 7, 2016 Page 2 Proposed Residential Construction: The project involves the construction of a new 3,549 square foot single-family residence with attached two-car and one-car garages on a previously subdivided lot. The two-story single-family home reflects a Farmhouse architectural style. The home’s exterior features primarily vertical composite siding and stucco, with horizontal siding under the front gable ends, all in an off-white color. A combination of hipped, gabled and shed roof elements will be clad in dark gray concrete tiles. Shutters, fascia boards, and outlooker beams under the gable ends complete the home’s style. The 4 bedroom/3.5 bath single-family home also includes a covered porch at the rear, and an exterior courtyard on the north side of the home. Proposed Grading: The previous subdivision included an approved conceptual grading plan. The proposed grading of the site substantially conforms to the subdivision’s conceptual grading plan. Grading of the site is proposed to include 159 cubic yards of cut, 158 cubic yards of fill and one (1) cubic yard of export. A grading plan and permit will be required. III. ANALYSIS The project is subject to the following regulations and requirements: A. R-4 Residential General Plan Land Use Designation; B. One Family Residential (R-1) Zone (CMC Chapter 21.10); C. Coastal Development Regulations for the Mello II Segment of the Local Coastal Program (CMC 21.201) and the Coastal Resource Protection Overlay Zone (CMC 21.203); D. Inclusionary Housing Ordinance (CMC Chapter 21.85); and E. Growth Management (CMC Chapter 21.90) and Zone 1 Local Facilities Management Plan. The recommendation for approval of this project was developed by analyzing the project’s consistency with the applicable city regulations and policies. The project’s compliance with each of the above regulations is discussed in detail in the sections below. A. R-4 General Plan Land Use Designation The project site has a General Plan Land Use designation of R-4 Residential which allows for the development of single-family residences 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’s overall density (5 du/ac) was previously evaluated with the subdivision (CT 08-06). The overall density is above the top of the R-4 Residential GMCP and density range. The overall project was approved under the General Plan Land Use Element policy that allows a density increase of 25% above the top of the R-4 Residential density range (up to 5 du/acre) where the zone of the property is consistent with the land use designation. The policy is in the General Plan to acknowledge that the R-1 Zone’s minimum lot size of 7,500 square feet could technically achieve a density of 5.8 du/acre on a one-acre lot. This project consists of the subsequent development of a single family home on one of the five residential lots created by CT 08-06, and is therefore consistent with the General Plan R-4 Land Use Designation. B. One Family Residential Zone with minimum 7,500 square foot lot size (R-1-7,500) 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 as shown in Table “B” below. CDP 15-48 – HIGHLAND JAMES SUBDIVISION LOT 2 December 7, 2016 Page 3 TABLE B – R-1 ZONE DEVELOPMENT STANDARDS STANDARD REQUIRED PROPOSED COMPLY Front Yard Setback 20’ minimum 20’ Yes Side Yard Setback 6’ 6’ Yes Rear Yard Setback 12’ minimum 26’ Yes Max Building Height 30’ with > 3:12 roof pitch or 24’ with < 3:12 roof pitch 26’9” w/4:12 roof pitch Yes Lot Coverage 40% maximum 36% Yes Parking Two-car garage (20’ x 20’) 20’ x 20’ Two-car garage and 13’ x 20’ one-car garage Yes C. Conformance with the Coastal Development Regulations for the Mello II Segment of the Local Coastal Program (CMC Chapter 21.201) and the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203) The project site is located within the Mello II Segment of the Local Coastal Program and is not within the appeals jurisdiction. The site is also located within and subject to the Coastal Resource Protection Overlay Zone. The project’s compliance with each of these programs and ordinances is discussed below: 1. Mello II Segment of the Certified Local Coastal Program (LCP) and all applicable policies The project is located in the Mello II Local Coastal Program Segment. The subject site has an LCP Land Use Plan designation of R-4 Residential which allows for a density of 0 to 4 du/acre and 3.2 du/acre at the Growth Management Control Point (GMCP). The subdivision (CT 08-06) has a density of 5 du/ac but is consistent with the R-4 Residential General Plan Land Use designation as discussed in Section “A” above. Therefore the project is consistent with the Mello II Segment of the LCP. The project consists of the construction of a new 3,549 square foot single-family residence with attached two-car and one-car garages in an area designated for single-family residential development. The proposed two-story residence is compatible with the surrounding development of one- and two-story single-family residential structures. The two-story residence 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. Furthermore, no agricultural uses exist on the previously developed site, nor are there any sensitive resources located on the site. The proposed single-family residence is not located in an area of known geologic instability or flood hazard; and given that the site does not have any frontage along the coastline, no public opportunities for coastal shoreline access or water-oriented recreational activities are available. 2. Coastal Resource Protection Overlay Zone The project is consistent with the provisions of the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203 of the Zoning Ordinance) in that the project will adhere to the city’s Master Drainage Plan, Grading Ordinance, Storm Water Ordinance, BMP Design Manual and Jurisdictional Runoff Management Program (JRMP) to avoid increased urban run-off, pollutants and soil erosion. Although a portion of the overall five-lot subdivision was approved to allow a minor 50 square foot encroachment into an existing steep slope (equal to or greater than 25% gradient) based on specific findings, the subject lot does not include steep slopes or native vegetation. In addition, the site is not located in an area prone to landslides, or susceptible to accelerated erosion, floods or liquefaction. CDP 15-48 – HIGHLAND JAMES SUBDIVISION LOT 2 December 7, 2016 Page 4 D. Inclusionary Housing Ordinance (CMC Chapter 21.85) For any residential development of less than seven (7) units, the inclusionary housing requirements may be satisfied through the payment of an inclusionary housing in-lieu fee. The project’s obligation to pay an inclusionary housing in-lieu fee was previously fulfilled with the approval of Final Map (PM 08-06). Therefore, the project to construct one (1) single-family residential dwelling unit is consistent with the Inclusionary Housing Ordinance. E. 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 “C” below. Facilities were also assessed with the subdivision of the property. TABLE C – GROWTH MANAGEMENT COMPLIANCE STANDARD IMPACTS COMPLIANCE City Administration 3.48 sq. ft. Yes Library 1.85 sq. ft. Yes Waste Water Treatment 1 EDU Yes Parks .0069 acre Yes Drainage 0.56 CFS/Basin B Yes Circulation 10 ADT Yes Fire District No. 1 Yes Open Space N/A N/A Schools Carlsbad (E=.35/M=.1036/HS = .0959) Yes Sewer Collection System 1 EDU Yes Water 550 GPD Yes IV. ENVIRONMENTAL REVIEW This project is exempt from CEQA per the exemptions listed below: (1) Section 15303(a) of CEQA exemptions (Class 3) exempts the construction of single family residences in urbanized areas from environmental review. In making this determination, the City Planner has found that the exceptions listed in Section 15300.2 of the State CEQA Guidelines do not apply to this project. A Notice of Exemption will be filed by the City Planner upon project approval. ATTACHMENTS: 1. Planning Commission Resolution No. 7215 2. Location Map 3. Disclosure Statement 4. Reduced Exhibits 5. Full Size Exhibits “A” – “G” dated December 7, 2016 CHINQUAPIN A V JEANNE PLPARKDRPARKSIDE PLTAMARACK AV J AM E S D R R O Y A L D R HI L L S I D E D R G L O R I A L N HI G H L A N D D R TARA CT CDP 15-48Highland James Subdivision Lot 2 SITE MAP PA LOMAR AIRPO RT RD E L C AMREALL A COS TA AV C A R L S B A D B LCARLSBADVILLAGEDREL C AMINOREAL MELRO S E DRAVIARAPY RANCHOS ANTAFERDC OLLE GEBLSITE