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Home My WebLink About2017-01-18; Planning Commission; ; CDP 14-11X1(A) – SMITH REMODEL The City of CARLSBAD Planning Division A REPORT TO THE PLANNING COMMISSION Single Family Coastal Development Permit Item No. Application complete date: November 29, 2016 P.C. AGENDA OF: January 18, 2017 Project Planner: Chris Garcia Project Engineer: Steve Bobbett SUBJECT: CDP 14-11X1(A) – SMITH REMODEL – Request for approval of a Coastal Development Permit Amendment to allow the addition of 1,660 square feet of living area to an existing single-family residence, a new 540 square foot garage, and an at grade covered patio on a .58 acre lot within the Mello II Segment of the City’s Coastal Zone located at 2421 Buena Vista Circle within Local Facilities Management Zone 1. The project site is 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. 7221 APPROVING Coastal Development Permit Amendment CDP 14-11X1(A) 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 2421 Buena Vista Circle as shown on the attached location map. The lot area is .58 gross acres (25,100 square feet) and is located in the appeal jurisdiction of the California Coastal Commission. The site is developed with a 1,640 square foot one-story residence with an attached 500 square foot two-car garage. A Coastal Development Permit (CDP 14-11) was approved by the Planning Commission in 2014 for first and second story additions to the existing house. However, the additions were not constructed and the project has been redesigned without a second story addition. The property slopes from a high point of approximately 44 feet above mean sea level along Buena Vista Circle to a low point of approximately 8 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 with a gradient of 25-40%. However, no work is proposed on this slope. The subject property and surrounding one and to-story homes to the north, south and east have a General Plan Land Use designation of R-4 Residential and a zoning designation of R-1-10,000. The Buena Vista Lagoon to the west has an Open Space (OS) General Plan and zoning designation. Table “A” below includes the General Plan Land Use designations, zoning and current land uses of the project site and surrounding properties. 1 CDP 14-11X1(A) – SMITH REMODEL January 18, 2017 Page 2 TABLE A Location General Plan Land Use Designation Zoning Current Land Use Site R-4 Residential R-1-10,000 Single-family home North R-4 Residential R-1-10,000 Single-family home South R-4 Residential R-1-10,000 Single-family home East N/A N/A Buena Vista Circle West OS – Open Space OS Buena Vista Lagoon Proposed Residential Construction: The project consists of a remodel of the existing single-family home that includes an addition of 1,660 square feet of new single-story living area which includes converting the existing garage to living area. A new 540 square foot two-car garage will be provided on-site. Also included is the addition of a 520 square foot covered patio on the first floor. The proposed remodel will have a unified architectural design and includes a stucco exterior with Santa Barbara finish, natural stone veneer, exposed rafter tails, window trim and cementitious roof shingles. Landscape improvements will be located in the front of the home and consists of trees, shrubs and ground cover. Proposed Grading: Only minor grading is proposed on site for flatwork and drainage purposes. A grading permit will not be required for this project. 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-1-10,000) Zone (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). 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. 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. However, one single-family dwelling is permitted to be constructed on a legal lot that existed as of October 28, 2004 pursuant to General Plan Residential Land Use Policy 2-P.7. The subject lot was legally created prior to October 28, 2004; therefore development of a one-family dwelling is consistent with the R-4 General Plan Land Use designation. In addition, the project is remodeling and adding to an existing single-family residence. Therefore, no increase in the number of dwelling units on the property is proposed. CDP 14-11X1(A) – SMITH REMODEL January 18, 2017 Page 3 B. One-Family Residential Zone with minimum 10,000 square foot lot size (R-1-10,000) 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. TABLE B – R-1 ZONE DEVELOPMENT STANDARDS STANDARD REQUIRED PROPOSED COMPLY Front Yard Setback 20’ minimum 25’4” Yes Side Yard Setback 10’ *North – 8’6”/South – 11’6” Yes Rear Yard Setback 20’ minimum 128’6” Yes Max Building Height 30’ with > 3:12 roof pitch or 24’ with < 3:12 roof pitch 22’8” with 6:12 roof pitch Yes Lot Coverage 40% maximum 17% Yes Parking Two-car garage (20’ x 20’) Two-car garage Yes *Pursuant to CMC Section 21.10.070A.1.a.i., the width of one side yard may be reduced if the opposite side yard is increased by an amount equal to the reduction. C. Conformance with the Coastal Development Regulations for the Mello II Segment of the Local Coastal Program (CMC Chapter 21.201); the Coastal Resources Protection Overlay Zone (CMC Chapter 21.203); and the Coastal Shoreline Development Overlay Zone (CMC 21.204). The project site is located within the Mello II Segment of the Local Coastal Program (LCP) and is in the appeal jurisdiction. 1. Mello II Segment of the Certified Local Coastal Program and all applicable policies 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). However, one single- family dwelling is permitted to be constructed on a legal lot that existed as of October 28, 2004 pursuant to General Plan Residential Land Use Policy 2-P.7. The subject lot was legally created prior to October 28, 2004; therefore development of a one-family dwelling is consistent with the R-4 LCP Land Use designation. In addition, the project is remodeling and adding to an existing single-family residence. Therefore, no increase in the number of dwelling units on the property is proposed. The project consists of a remodel of the existing single-family home that includes an addition of 1,660 square feet of new single-story living area which includes converting the existing garage to living area. A new 540 square foot two-car garage will be provided on-site. Also included is the addition of a 520 square foot covered patio on the first floor. The proposed addition and remodel is compatible with the surrounding development of one- and two-story single-family residential structures. The one-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 site, nor are there any sensitive resources located on the site. The single-family residence is not located in an area of known geologic instability or flood hazard. The property is located adjacent to the shore; however, since the site is residentially designated and presently developed, and the Buena Vista Lagoon is designated as preserved open space, it is not suited for water-oriented recreation activities. CDP 14-11X1(A) – SMITH REMODEL January 18, 2017 Page 4 2. Coastal Resource Protection Overlay Zone The project is consistent with the provisions of the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203) in that no improvements encroach into areas of the slope with a 25% gradient or more. Minimum setbacks of at least 100 feet from wetlands/lagoon are maintained in order to buffer such sensitive habitat area from intrusion. While the project does not require a grading permit, construction of the project will adhere to the City's Master Drainage Plan, Grading Ordinance, Storm Water Ordinance, Carlsbad BMP Design Manual and Jurisdictional Urban Runoff Management Program (JURMP) to avoid increased urban runoff, pollutants, and soil erosion. 3. Coastal Shoreline Development Overlay Zone 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, it is subject to the provisions of the Coastal Shoreline Development Overlay Zone (CMC Chapter 21.204). The proposed development complies with all applicable requirements of the Coastal Shoreline Development Overlay Zone as illustrated in Table C below: TABLE C – COASTAL SHORELINE DEVELOPMENT OVERLAY ZONE COMPLIANCE STANDARD PROVIDED Lateral Access 25’ dry sandy beach 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. No geotechnical analysis for the project was prepared since the project does not propose any new development closer to the slope than what is already existing. In addition, the existing home is located at least 30 feet from the top of the slope. Appearance Building developed on site with a general attractive appearance related to surrounding development and natural environment. The proposed remodel will upgrade the exterior of the home and have a uniform design by adding new stucco, natural stone veneer 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 views. 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. All earthwork will be minimal and located in the front area of the existing home. No new retaining walls are proposed and a grading permit is not required. Grading Grading executed so as to blend with 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 and the proposed additions will meet the current “stringline” setback. CDP 14-11X1(A) – SMITH REMODEL January 18, 2017 Page 5 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 (CMC Chapter 21.85) 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 is 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. No impacts are associated with the project as the project consists of a remodel and addition to an existing dwelling unit and no new impacts will be generated. 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. 7221 2. Location Map 3. Disclosure Form 4. Reduced Exhibits 5. Exhibit(s) “A” – “S” dated January 18, 2017 BUENA VISTA LAGOON LAGUNA DR ST A T E S T BUENAVISTACRKREMEYER CRPRIVATESTCDP 14-11X1(A)Smith Remodel SITE MAP SITE EL CAMINO R E A LLA COSTA AV A L G A R D C A R L S B A D B L