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HomeMy WebLinkAbout2002-07-17; Planning Commission; ; CDP 01-11 - FRYE RESIDENCEe City of CARLSBAD Planning Department A REPORT TO THE PLANNING COMMISSION Single Family Coastal Development Permit Item No. P.C. AGENDA OF: July 17, 2002 Application complete date: April 1, 2002 Project Planner: Greg Fisher Project Engineer: David Rick SUBJECT: CDP 01-11 - FRYE RESIDENCE - Request for approval of a Coastal Development Permit to allow for the construction of a single-family residence within the City's Coastal Zone located along the west side of Carlsbad Boulevard, between Cerezo Drive and Shore Drive within Local Facilities Management Zone 3. I.RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 5218 APPROVING Coastal Development Permit CDP 01-11 based upon the findings and subject to the conditions contained therein. II. INTRODUCTION This project was originally scheduled to be heard by the Planning Commission on June 19, 2002, however was rescheduled for July 17, 2002 allowing the applicant time to address a potential parking concern along Carlsbad Boulevard and to accurately illustrate an exhibit. Pursuant to Section 21.201.030 of the Carlsbad Municipal Code, the construction of a single- family home within the City's Coastal Zone requires the processing and approval of a Coastal Development Permit (CDP). The CDP application was reviewed for consistency with Local Coastal Program (LCP) policies and implementation. There are no unresolved issues. The staff recommended approval with conditions is supported by the analysis as follows. III. PROJECT DESCRIPTION AND BACKGROUND Project Site/Setting: Infill coastal blufftop lot located along the west side of Carlsbad Boulevard, between Cerezo Drive and Shore Drive as shown on the attached location map. The lot area is .53 acres (23,210 square feet) and located in the appeals jurisdiction of the California Coastal Commission. Proposed Residential Construction: New single-family two-story residential structure with basement area totaling 6,258 square feet with attached 649 square foot garage. Driveway Design and Street Parking: The driveway is designed as a circular driveway with two approaches to allow drivers to safely exit the property in a forward position. Staff encouraged the applicant to design the driveway o IDE^CDP 01-11 - FRYE RESIDENCE July 17, 2002 Page 2 with adequate vehicle backup but to do so without eliminating public street parking along the shoulder of Carlsbad Blvd anymore than necessary. With each driveway approach proposed at 12 feet wide, the driveways are designed at the narrowest width allowed by City standard in order to maximize space available for public street parking. The approaches are aligned to accommodate a full space between the on-site driveway and the neighbor's driveway to the north and in between the two on-site driveways. The other design considered was to construct a single driveway approach. If the property were to be served by a single driveway approach, one might initially conclude that additional frontage would be available for additional parking. However, in order to properly function, a single approach would need to be wider than 12 feet to serve the proposed three car garage or even a two car garage. The applicant has provided a letter including diagrams illustrating the impacts that a single 22- foot wide driveway approach would have to public street parking (See Exhibit X). City standards would allow up to a 28-foot wide driveway. Comparing Exhibit 1 with Exhibit 2 of the letter shows that the same amount of parking can occur whether two driveway approaches are proposed or a single driveway approach is proposed. Because the two-driveway approach has the added benefit of encouraging drivers to exit the property in a forward position, staff supports the project design as proposed. Proposed Grading: Estimated grading quantities include 230 cubic yards (cy) of cut with 50 cy of export. These quantities do not include excavation for the basement. A grading permit will be required for this project. IV. ANALYSIS As shown on the Coastal Development Compliance Table below, the proposed development is in compliance with all applicable regulations. This project also complies with a 45 foot blufftop setback previously established through MS 98-01 and with the string-line structural setback standard applicable to all ocean front properties. This standard specifies that no structure is permitted further seaward than similar structures on adjacent properties. Building permits may be issued subject to the conditions contained in Planning Commission Resolution No. 5218. 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 Max Building Height Lot Coverage RLM/OSfResidential Low-Medium)Open RLM/OS(ResidentialLow-Medium)Open Spc Spc R-l Yes •No None REQUIRED/ALLOWED 20 Feet 7V45 '(bluff top per MS 98-01) 30' 40% PROPOSED 20 Feet 7 745 '(bluff top per MS 98-01) 29'4" 13.7% iraivCDP 01-11 - FRYE RESIDENCE July 17, 2002 Page 3 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. The project proposes the construction of a single-family residence in an area designated for single-family development. The LCP Land Use Plan designates the subject site for Residential-Low Medium (RLM) density development, which allows 3.2 du/acre. Based on a density of 3.2 du/acre, the lot could accommodate one dwelling unit. 2. Conformance with public access and recreation policies of Chapter 3 of the Coastal Act. Per the LCP, the subject site was required to provide beach access. There is an existing concrete stairway located along the southern portion of the site providing public access from Carlsbad Boulevard to the beach. 3. Coastal Resource Protection Overlay Zones. 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. Two hundred thirty cubic yards of grading is proposed, most within the slope. Due to its location in the middle of the lot, disturbance is virtually unavoidable. 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 graded as part of Coastal Development Permit (CDP 98-32). There is no native vegetation located on this infill site. DEICDP 01-11 - FRYE RESIDENCE July 17, 2002 Page 4 FINDING RESPONSE No grading or removal of steep slopes will be permitted unless all environmental aspects have been mitigated. There are no significant environmental impacts associated with the proposed grading as no natural habitat or native vegetation exists on the site. Additionally, the slopes to be graded were previously graded through Coastal Development Permit (CDP 98-32). Drainage, Erosion, Sedimentation and Habitat As designed and conditioned, the proposed 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. Landslides and Slope Instability The soils and geologic analysis report performed for the proposed project indicates that the bluff top is subject to potential landslides. The proper bluff top setback was established to reduce the risk of public injury and structural damage. 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. There are no active faults on or near the project site. 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: DEICDP 01-11 - FRYE RESIDENCE July 17, 2002 PageS STANDARD PROVIDED Lateral Access 25' dry sandy beach. A lateral beach access easement is required to assure pedestrian lateral beach access. An irrevocable offer to dedicate a lateral beach access easement for the "purpose of allowing human pedestrian lateral beach access and passive recreational use within the easement area" was obtained and recorded in association with the underlying parcel map (MS 98-01). Bluff Top Access Applies to lots where no beach is present or where beach is not accessible. Beach is accessible via existing 10 foot beach access easement (concrete stairway) located on the subject site. Project has been conditioned to maintain and repair all facilities within said easement. 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. Ocean Views Building designed to preserve to the extent feasible ocean views. The project has been designed with a single- story building edge running the length of the building along the southern side and the structure complies with applicable side yard and building height requirements, which will, to the extent feasible, preserve existing ocean views from the street. Natural Features To extent feasible, retain natural features and topography. With the exception of excavating the slope for the foundation and slight modifications for controlling drainage, the topography will remain the same. Grading Grading executed so as to blend with existing terrain. Minimal grading is proposed. Grading is designed to blend with existing and natural surroundings,suiiuimumgs. The project adheres to all coastal "stringline" setback requirements for the placement of structures, patios, decks, pools and spas. "Stringline" Maintain a "stringline" setback for 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. CDP 01-11 - FRYE RESIDENCE July 17, 2002 Page 6 (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. 5218 (CDP) 2. Location Map 3. Disclosure Form 4. Background Data Sheet 5. Local Facilities Impact Assessment Form 6. Exhibits "A" - "H", dated July 17,2002 7. Exhibit "X", dated July 17, 2002 GF:cs:mh SITE SITE FRYE RESIDENCE CDP 01-11 City of Carlsbad ^ HplW^HHi^^B^B^^^^l^^^^^^^^^^^^^^^^^^^HPlanning Department 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 MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county, city 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 the applicant and property owner must be provided below. 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE, LEGAL 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 10% 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 publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Title Corp/Part_ Title Address Address, Cn Wo. 7"? OWNER (Not the owner's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e, partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, title, addresses of all individuals owning more than 10% 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 publicly- owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person, Title Corp/Part_ Title _ Address Address 1635 Faraday Avenue • Carlsbad, CA 92OO8-7314 • (76O) 6O2-46OO • FAX (76O) 6O2-8559 NON-PROFIT ATION 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 the. Non Profit/Trust ///A - Non Profit/Trust Title Title Address Address Have you had more than $250 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? Yes X No If yes,please indicate personfs): NOTE: Attach additional sheets if necessary. I certify that all the above information is true and correct to the best of my knowledge. C.L 7,As*,, Signature of owner/date Signature of applicant/date SWT /UJl Print or type name of owner Print or type name of applicant Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent H:ADMIN\COUNTER\DISCLOSURE STATEMENT 5/98 Page 2 of 2 BACKGROUND DATA SHEET CASE NO: CDP 01-11 CASE NAME: Frye Residence APPLICANT: Steven T. Ash REQUEST AND LOCATION: Detached single family residence located along the west side of Carlsbad Boulevard. LEGAL DESCRIPTION: APN: 210-120-34 Acres: .53 Proposed No. of Lots/Units: 1 GENERAL PLAN AND ZONING Land Use Designation: RLM/OS - Residential Low Medium/Open Space Density Allowed: 0-4 units per acre Density Proposed: one unit Existing Zone: R-l Proposed Zone: N/A Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning Requirements) Zoning Land Use Site R-l Residential (Vacant) North R-l Residential (Vacant) South Open Space Open Space East R-l Residential West N/A Pacific Ocean PUBLIC FACILITIES School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): One Public Facilities Fee Agreement, dated: N/A ENVIRONMENTAL IMPACT ASSESSMENT Negative Declaration, issued Certified Environmental Impact Report, dated_ /\ Other, Exempt Sections 15303 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 01-11 - Frve Residence LOCAL FACILITY MANAGEMENT ZONE: 3 GENERAL PLAN: RLM/OS ZONING: R-l DEVELOPER'S NAME: Steven T. Ash ADDRESS: 14 Cameo Crest, Laguna Niguel. CA 92677 PHONE NO.: 949-489-5737 ASSESSOR'S PARCEL NO.: 210-120-34 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): .53 acres ESTIMATED COMPLETION DATE: Summer 2003 A. City Administrative Facilities: Demand in Square Footage = 3.7065 B. Library: Demand in Square Footage - 1.978 C. Wastewater Treatment Capacity (Calculate with J. Sewer) 1 EDU D. Park: Demand in Acreage = .01 E. Drainage: Demand in CFS = .55 Identify Drainage Basin = A (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 Sub Basin = 1H (Identify trunk line(s) impacted on site plan) K. Water: Demand in GPD= 220 EXHIBIT "X" V THE ASH COMPANY SPECIALIZED REAL ESTATE SERVICES David Rick June 25, 2002 City of Carlsbad Planning Department 1635 Faraday Avenue Carlsbad, CA 92008 Dear David: In response to our meeting last week, I present the following for consideration regarding the proposed driveway at 5327 Carlsbad Blvd. The proposed driveway submitted consists of a dual approach system which has been carefully designed with input and direction from the Carlsbad engineering staff. The three primary goals established with the engineering staff for the driveway design were to (1) maximize on-street parking, (2) provide for the safety of pedestrians, and (3) provide the residents and guests with safe and effective ingress and egress. Additional design standards provided by engineering staff include the following: -Per city standards, we are permitted to provide driveway widths of up to 40% of the lot width, or 28 feet. -The minimum parking space length provided by engineering staff is 20 feet. -The minimum driveway approach width per city standards is 12 feet. The one remaining design factor which is considered fixed for our property is the location of the Goetz driveway for the approved project immediately to the north of the subject site. The Goetz driveway is located 12 feet to the north of our property line. Positioning a single 28-foot approach at the center of the proposed garage provides the easiest and most common driveway layout, but is not very effective in terms of accomplishing the stated goals. This layout produces a slightly substandard parking space between the subject and Goetz Gust less than 20 feet, which is arguably not enough to park a single car), with a remainder of about 34 feet to the south of the driveway, or space for 1.70 cars to the south of our apron (of course it is important to remember that the property to the south of our site is unimproved shoulder allowing parking for several miles, so cars can and do park across the southern property line). In addition, this design makes it difficult to turn around on the driveway, encouraging drivers to back into traffic endangering themselves, other motorists, bicyclists, and pedestrians. This alternative is not shown on the attached exhibits, as it is too easily improved upon. The next alternative is to use the same single driveway design, but to narrow the approach to increase parking. As shown on the attached Exhibit 1, by reducing the width of the driveway to 22 feet, we are able to increase the space between our driveway and Goetz's to 22-10", which is a full parking space, plus a couple of feet. This will accommodate a single car. To the south of the driveway, this leaves 37 feet, or about 1.85 spaces. This is an improvement to the prior plan in that we now provide two full spaces on the street, plus room for the majority of another car, with some overhang across the' southern property line. On the other hand, because the approach is located at the center of the driveway, egress from our proposed garage becomes more difficult, and drivers are still tempted (if not encouraged) to back across the pedestrian area and into traffic when exiting the site. In order to rectify this safety issue, we have proposed the alternative shown in the submitted plans, and on the attached Exhibit 2. Under this design, we have divided the driveway into two separate approaches. We have provided the minimum width requirement for each approach, and have specifically placed the approaches in a manner which maximizes on-street parking and discourages backing into traffic. As shown on Exhibit 2, we have maintained 20 feet between our northern approach and Goetz's driveway to the north in order to ensure a full standard parking space. Next, we have separated the two approaches by 21 feet to provide another full standard parking space between 14 Cameo Crest, Laguna Niguel, CA 92677 • Tel: (949) 489-5737 • Fax: (949) 489-2912 the two approaches. This leaves 17 feet to the south of the southernmost driveway, or 85/1 OO's of a space. This plan is identical to Exhibit 1 in regard to the amount of on-street parking provided, but more importantly, it discourages and in some cases even prevents drivers from backing through pedestrian space and into oncoming traffic. For these reasons, we consider the two-approach design to be far superior to the single approach design. Arguably, a single approach driveway with fanned turnaround pads at either end could provide adequate space to allow a diligent and cautious driver to turn a vehicle completely around and exit front first, but the central location of the approach makes this turn very difficult, and it could involve a 6- 7 point turn, discouraging a driver from doing so. In addition, there is no increase in on-street parking, so nothing is gained.1 Locating a single approach at the south end makes it virtually impossible to get a car in and out of the northernmost garage space front first. Locating a single approach at the north end makes it virtually impossible to get a car in and out of the southernmost garage space front first. The only reasonable approach to prevent potential traffic accidents is to provide the dual approach system. In addition, because there is no net gain in regard to parking from a single approach design, there is no reason to strive for a single approach. Anyone who has ever ridden a bike southward on Carlsbad Boulevard in this area will surely appreciate the importance of preventing cars from backing across the bike lane and into traffic. By using two approaches and positioning them at the ends of the driveway, we ensure that a car backing out of either of the two southerly garage spaces must first turn the car so that the front faces south. After negotiating this part of the exit, it is easier for the driver to proceed forward rather than to back out. While a driver exiting the northern garage space could still back into traffic if he/she chose to, we have provided adequate space to negotiate a complete turn around and exit front "first using a 3-4 point turn depending on the size of the vehicle. Again, the dual approach driveway design provides the safest possible alternative, and maximizes on- street parking. This is good for the property, good for the city, and good for public safety. Thank you for your time and consideration. Sincerely, Steven T. Ash * %1 t L. r b TT i' 1 T: L. -IfIII1- 11 ) "I—i—14- p C JL I yr^^^]c: CARLSBAD BLVD. ar-o*2T-10* LINE OF WALL AT 2ND FLOOR LANDSCAPE LANDSCAPEEXISTING SIDEWALK PROPOSED NEIGHBORING DRIVEWAY CARLSBAD BLVD OVERALL HOUSE The City of CARLSBAD Planning Department A REPORT TO THE PLANNING COMMISSION Single Family Coastal Development Permit Item No. P.C. AGENDA OF: June 19, 2002 Application complete date: April 1, 2002 Project Planner: Greg Fisher Project Engineer: David Rick SUBJECT: CDP 01-11 - FRYE RESIDENCE - Request for approval of a Coastal Development Permit to allow for the construction of a single-family residence within the City's Coastal Zone located along the west side of Carlsbad Boulevard, between Cerezo Drive and Shore Drive within Local Facilities Management Zone 3. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 5218 APPROVING Coastal Development Permit CDP 01-11 based upon the findings and subject to the conditions contained therein. II. INTRODUCTION Pursuant to Section 21.201.030 of the Carlsbad Municipal Code, the construction of a single- family home within the City's Coastal Zone requires the processing and approval of a Coastal Development Permit (CDP). The CDP application was reviewed for consistency with Local Coastal Program (LCP) policies and implementation. There are no unresolved issues. The staff recommended approval with conditions is supported by the analysis as follows. HI. PROJECT DESCRIPTION AND BACKGROUND Project Site/Setting: Infill coastal blufftop lot located along the west side of Carlsbad Boulevard, between Cerezo Drive and Shore Drive as shown on the attached location map. The lot area is .53 acres (23,210 square feet) and located in the appeals jurisdiction of the California Coastal Commission. Proposed Residential Construction: New single-family two-story residential structure with basement area totaling 6,258 square feet with attached 649 square foot garage. Proposed Grading: Estimated grading quantities include 230 cubic yards (cy) of cut with 50 cy of export. These quantities do not include excavation for the basement. A grading permit will be required for this project. CDP 01-11 - FRYE RESIDENCE June 19, 2002 Page 2 IV. ANALYSIS As shown on the Coastal Development Compliance Table below, the proposed development is in compliance with all applicable regulations. This project also complies with a 45 foot blufftop setback previously established through MS 98-01 and with the string-line structural setback standard applicable to all ocean front properties. This standard specifies that no structure is permitted further seaward than similar structures on adjacent properties. Building permits may be issued subject to the conditions contained in Planning Commission Resolution No. 5218. 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 Max Building Height Lot Coverage RLM/OS(Residential Low-Medium)Open Spc RLM/OS(Residential Low-Medium)Open Spc R-l Yes No None REQUIRED/ALLOWED 20 Feet 7V45'(bluff top per MS 98-01) 30' 40% PROPOSED 20 Feet 7V45'(bluff top per MS 98-01) 29'4" 13.7% 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. The project proposes the construction of a single-family residence in an area designated for single-family development. The LCP Land Use Plan designates the subject site for Residential-Low Medium (RLM) density development, which allows 3.2 du/acre. Based on a density of 3.2 du/acre, the lot could accommodate one dwelling unit. 2. Conformance with public access and recreation policies of Chapter 3 of the Coastal Act. Per the LCP, the subject site was required to provide beach access. There is an existing concrete stairway located along the southern portion of the site providing public access from Carlsbad Boulevard to the beach. 3. Coastal Resource Protection Overlay Zones. 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: CDP 01-11 - FRYE RESIDENCE June 19,2002 Page 3 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. Two hundred thirty cubic yards of grading is proposed, most within the slope. Due to its location in the middle of the lot, disturbance is virtually unavoidable. 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 graded as part of Coastal Development Permit (CDP 98-32). 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. There are no significant environmental impacts associated with the proposed grading as no natural habitat or native vegetation exists on the site. Additionally, the slopes to be graded were previously graded through Coastal Development Permit (CDP 98-32). Drainage, Erosion, Sedimentation and Habitat As designed and conditioned, the proposed 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. Landslides and Slope Instability The soils and geologic analysis report performed for the proposed project indicates that the bluff top is subject to potential landslides. The proper bluff top setback was established to reduce the risk of public injury and structural damage. CDP 01-11 - FRYE RESIDENCE June 19, 2002 PageJ. 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. There are no active faults on or near the project site. 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. A lateral beach access easement is required to assure pedestrian lateral beach access. An irrevocable offer to dedicate a lateral beach access easement for the "purpose of allowing human pedestrian lateral beach access and passive recreational use within the easement area" was obtained and recorded in association with the underlying parcel map (MS 98-01). Bluff Top Access Applies to lots where no beach is present or where beach is not accessible. Beach is accessible via existing stairway located on the subject site. 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. Ocean Views Building designed to preserve to the extent feasible ocean views. The project has been designed with a single- story building edge running the length of the building along the southern side and the structure complies with applicable side yard and building height requirements, which will, to the extent feasible, preserve existing ocean views from the street. [DENCDP 01-11 - FRYE RESIDENCE June 19, 2002 PageS STANDARD Natural Features To extent feasible, retain natural features and topography. Grading Grading executed so as to blend with existing terrain. "Stringline" Maintain a "stringline" setback for structures, patios, decks, pools and spas. PROVIDED With the exception of excavating the slope for the foundation and slight modifications for controlling drainage, the topography will remain the same. Minimal grading is proposed. Grading is designed to blend with existing and natural surroundings. 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. 5218 (CDP) 2. Location Map 3. Disclosure Form 4. Background Data Sheet 5. Local Facilities Impact Assessment Form 6. Exhibits "A" - "H", dated June 19, 2002 GFxs