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HomeMy WebLinkAbout2011-10-05; Planning Commission; ; CDP 11-15 - BARELMANN JUNIPER RESIDENCEThe City of Carlsbad Planning Department A REPORT TO THE PLANNING COMMISSION Single Family Coastal Development Permit Item No. P.C. AGENDA OF: October 5, 2011 Application complete date: August 11, 2011 Project Planner: Dan Halverson Project Engineer: Steve Bobbett SUBJECT: CDP 11-15 - BARELMANN JUNIPER RESIDENCE - Request for approval of a Coastal Development Permit to allow for the demolition of a four-car garage structure and to allow the construction of a new 2,938 square foot, two-story single-family residence with an attached one car garage and a detached one car garage and bonus room on a 0.14-acre lot located at 150 Juniper Avenue within the Mello II Segment of the Local Coastal Program and Local Facilities Management Zone 1. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 6815 APPROVING Coastal Development Permit CDP 11-15 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 new single family dwelling unit 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 the Local Coastal Program (LCP) Policies and Implementation Plan standards. The project is not located within the Appeals Jurisdiction of the coastal zone; therefore, the Planning Commission's decision on the CDP cannot be appealed to the California Coastal Commission. There are no unresolved issues. The staff recommendation for approval with conditions is supported by the following analysis. III. PROJECT DESCRIPTION AND BACKGROUND The proposed project consists of a request for a Coastal Development Permit to demolish an existing four-car garage structure and construct a new 2,938 square foot, two-story, single-family residence with an attached one-car garage and a detached one-car garage and 220 square foot bonus room on a 6,273 square foot lot (0.14 net acres) located at 150 Juniper Avenue. Project Site/Setting: Site topography consists of a previously disturbed, partially vacant lot with a four-car garage on the rear section of the property and is located on the north side of Juniper Avenue, east of Carlsbad Boulevard, and west of Garfield Street as shown on the attached location map. Topographically, the lot is flat at the rear of the property and gently slopes down towards Juniper Avenue and does not support any native vegetation. The project site is surrounded by single- o CDP 11-15 - BARELMANN JUNIPER RESIDENCE Octobers, 2011 Page 2 family residences to the north and west, single-family and multi-family residences to the south, and a vacant R-3 zoned lot to the east. Proposed Construction: The applicant is proposing to demolish an existing four-car garage and construct a new 2,938 square foot, two-story, single-family residence with an attached one-car garage and another one-car detached garage with a 220 square foot bonus room. The house will have a maximum roof height of 22 feet and 27 feet to the top of the chimney. The "Modern" architectural style of the proposed home incorporates enhanced architectural features on all elevations which include the following: flat rectangular fa?ade forms at differing horizontal planes coated with a light brown stucco finish and a flat roof with parapets and projective eaves. Windows and doors will be recessed and will differ in size and shape. As a part of the proposed project, the driveway to access the lot will be off the western portion of the lot that abuts Jumper Avenue. The proposed detached one-car garage and bonus room will be at the rear of the property. In the R-3 zone accessory structures are allowed as long as they are single-story, less than 14 feet in height with a minimum 3:12 roof pitch or 10 feet if less than 3:12 pitch, and the accessory structure has a minimum 10 foot separation between buildings. The proposed one-car garage and bonus has a 10 foot flat roof with a 2 foot parapet. Per Section 21.46.020, certain roof protrusions, like parapets, are allowed above the height limits. Therefore, the proposed one-car garage and bonus room meet or exceed all requirements. Proposed Grading: It has been determined that only minimal grading is required to prepare the site for the home, therefore, the City Engineer has determined that only a minor grading permit will be required. Impact on Coastal Resources: The proposal comprises the development of a two-story, single family residence on a previously disturbed, infill lot in a neighborhood that is currently developed with a single-family and multi-family homes; no agricultural activities, sensitive resources, geological instability, flood hazard or coastal access opportunities exists onsite; and the development does not obstruct views of the coastline as seen from public lands or public rights-of-way or otherwise damage the visual beauty of the coastal zone. IV. ANALYSIS The proposed project is subject to the following ordinances, standards, and policies: A. Residential High Density (RH) General Plan Land Use designation; B. Multiple-Family Residential Zone, (R-3, CMC Chapter 21.16) and Beach Area Overlay Zone (CMC Chapter 21.82); C. 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); D. Inclusionary Housing Ordinance (CMC Chapter 21.85); and E. Growth Management (CMC Chapter 21.90). CDP 11-15 - BARELMANN JUNIPER RESIDENCE Octobers, 2011 Page 3 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 and policies is discussed in the sections below. A. General Plan The project site has a General Plan Land Use designation of RH (Residential High Density). The RH Land Use designation allows for the development of two-family, multi-family, as well as one-family dwellings at a density of 15-23 dwelling units per acre with a Growth Management Control Point (GMCP) of 19 dwelling units per acre. The project has a density of 7.14 dwelling units per acre which is below the lower range of the General Plan Land Use designation. At the RH GMCP, 2.66 dwelling units would be permitted on this 0.14 acre (net developable) property. However, one single-family dwelling unit is guaranteed pursuant to the following General Plan provision: "Notwithstanding the density provisions and intent of each residential land use designation, a one-family dwelling shall be permitted on any legal lot that existed as of October 28, 2004." The subject lot was legally created prior to October 28, 2004; therefore development of a one-family dwelling is consistent with the RH General Plan Land Use designation. The one dwelling unit proposed is 1.66 dwelling units below the RH Growth Management yield of 2.66 dwelling units used for the purpose of calculating the City's compliance with Government Code Section 65863 and 7.86 dwelling units per acre below the lower range of the General Plan Land Use designation. However, consistent with Program 3.2 of the City's certified 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, including fractional units, 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. B. Multi-Family Residential Zone (R-3, CMC Chapter 21.16) and Beach Area Overlay Zone (CMC Chapter 21.82) The project is required to comply with all applicable regulations and development standards of the Carlsbad Municipal Code (CMC) including the Multi-Family Residential (R-3) zone and the Beach Area Overlay Zone (BAOZ). The proposed project meets or exceeds all applicable requirements of the R-3 zone and BAOZ as demonstrated in Table A below. CDP 11 -15 - BARELMANN JUNIPER RESIDENCE Octobers, 2011 Page 4 TABLE A - R-3 ZONE AND BAOZ DEVELOPMENT STANDARDS STANDARD REQUIRED PROPOSED COMPLY Main Building Front Yard Setback Interior Side Yard Rear Yard Setback Lot Coverage Max Building Height: (BAOZ) Parking 20' minimum 5' minimum 10 'minimum 60% 30' with > 3:12 roof pitch or 24' with < 3: 12 roof pitch Two-car garage or two one-car garages 21' 5' 59' 37.5% 22" with a flat roof Two one-car garages Yes Yes Yes Yes Yes Yes Accessory Building and One-Car Garage Front Yard Setback Side Yard Setback Rear Yard Setback Building Height Building Separation 20' minimum 5' minimum 10' minimum 14' with > 3 : 1 2 roof pitch or 10' with < 3: 12 roof pitch 10' Minimum 109' 5' 10' 10' with a flat roof 29' Yes Yes Yes Yes Yes C. 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 (LCP) and the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203). The project's compliance with each of these programs and ordinances is discussed below: 1. Mello II Segment of the Local Coastal Program The project consists of the construction of a new 2,938 square foot, two-story, single-family residence with an attached one-car garage and a detached one-car garage with a 220 square foot bonus room on a lot designated as Residential High Density (RH), by the Mello II Land Use Plan designation. The proposed project is consistent with the RH Land Use designation as discussed in Section "A" above. The proposed two-story single-family residence will be compatible with the surrounding one and two story single-family and multi-family residential uses, and 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 property. In addition, the proposed single-family residence is not located in an area of known geologic instability or flood hazards. Since the site does not have frontage along the coastline, no public opportunities for coastal shoreline access are available from the subject site. Furthermore, the residentially-designated site is not suited for water-oriented recreation activities. 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 the project will adhere to the City's Master Drainage Plan, Grading Ordinance, Storm Water Ordinance, Standard Urban Storm Water Mitigation Plan CDP 11 -15 - BARELMANN JUNIPER RESIDENCE Octobers, 2011 Page 5 (SUSMP) and Jurisdictional Urban Runoff Management Program (JURMP) to avoid increased urban run-off, pollutants and soil erosion. No natural steep slopes (> 25% gradient) or native vegetation are located on the subject property. In addition, the site is not located in an area prone to landslides, or susceptible to accelerated erosion, floods or liquefaction. D. Inclusionary Housing Ordinance With this residential development of less than seven (7) units, the inclusionary housing requirement may be satisfied through the payment of an inclusionary housing impact fee. The project has been conditioned to pay this fee prior to the issuance of a building permit. E. Growth Management The proposed project is located within Local Facilities Management Zone 1 in the northwest quadrant of the City. The project is subject to the provisions of the Growth Management Ordinance, as contained in Chapter 21.90 of the Zoning Ordinance. The project's conformance with the requirements of the Growth Management regulations is detailed in Table B below. TABLE B - GROWTH MANAGEMENT COMPLIANCE STANDARD City Administration Library Waste Water Treatment Park Drainage Circulation Open Space Fire School Districts (Carlsbad Unified) Sewer (Carlsbad) Water (Carlsbad) IMPACTS/STANDARDS 3.4767 sq. ft. 1.854 sq.ft. 1EDU .006953 acre 1 CFS / Drainage Basin "B" 10ADT N/A Station Nos. 1 & 3 Elementary = 0.3400 Middle School -0.1 184 High School = 0.1 032 1EDU 220 GPD COMPLY Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes At the RH Growth Management Control Point (GMCP) of 19 dwelling units per acre, 2.66 dwelling units are allowed on the .14-acre site. The proposed project is 1.66 units below the Growth Management unit yield for this RH designated property. Consistent with the General Plan and Policy No. 43, 1.66 dwelling units will be deposited into the City's excess dwelling unit bank. V. ENVIRONMENTAL REVIEW The Planning Director 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. Therefore, the project is categorically exempt from the requirement for the preparation of an environmental document pursuant to the following Section of the California Environmental Quality Act (CEQA) Guidelines: CDP 11-15 - BARELMANN JUNIPER RESIDENCE October 5, 2011 Page 6 Section 15303(a) "New Construction or Conversion of Small Structures" of CEQA exemptions (Class 3) exempts the construction of a single family residence in a residential zone from environmental review. A Notice of Exemption will be filed by the Planning Director upon project approval. ATTACHMENTS: 1. Planning Commission Resolution No. 6815 2. Location Map 3. Disclosure Statement 4. Background Data Sheet 5. Local Facilities Impact Assessment Form 6. Reduced Exhibits 7. Exhibits "A" - "F" dated October 5, 2011 NOT TO SCALE SITE MAP Barelmann Juniper Residence CDP 11-15 DISCLOSURE Development Services STATEMENT Planning Division CITY OF p -|/A\ 1635 Faraday Avenue I CRAP) (760)6024610 l—J L//VL/ www.carlsbadca.gov 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, titles, 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.) Corp/Part Title Address 2. OWNER (Not the owners 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, titles, 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 M/} {y^AgELT Title ^Pd>u&£. _ Title Address •+} a .i?efrL 14^ 9 Address P-1(A) Page 1 of 2 Revised 07/10 3. NON-PROFIT ORGANIZATION 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 Non Profit/Trust Title_ ; Title Address Address Have you had more than $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? Yes J/H No If yes, please indicate person(s):_ NOTE: Attach additional sheets if necessary. I certify that all the above information is true and correct to the best of my knowledge. Signature of owner/crate A Signature of applicant/date M 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 P-1(A) Page 2 of 2 Revised 07/10 BACKGROUND DATA SHEET CASE NO:CDP 11-15 CASE NAME: BARELMANN JUNIPER RESIDENCE APPLICANT: BOB and MARGARET BARELMANN REQUEST AND LOCATION: Request for approval of a Coastal Development Permit to allow the demolition of a four-car garage and to allow the construction of a new 2,938 square foot two- story, single family residence with an attached one-car garage and a detached one-car garage and bonus room on an 0.144 acre lot located at 150 Juniper Avenue within the Mello II Segment of the Local Coastal Program and Local Facilities ManaRement Zone 1. __ LEGAL DESCRIPTION: Lot I in Block 2 of Palisades Heights, Refiled, in the City of Carlsbad, County of San Diego, State of California, According to the Map Thereof No. 1777, Filed in the Office of the County Recorder of San Diego County on January 11, 1924. APN: 204-232-07-00 Acres: 0.14 Proposed No. of Lots/Units: One GENERAL PLAN AND ZONING Existing Land Use Designation: RH - Residential High Density Proposed Land Use Designation: N/A Density Allowed: 19 du/ac Existing Zone: R-3 Density Proposed: 6.94 du/ac Proposed Zone: N/A Surrounding Zoning, General Plan and Land Use: Zoning Site North South East West R-3 R-3 R-3 R-3 R-3 General Plan RH RH RH RH ~ RH Current Land Use Four-car garage Single-Family Residence Single-Family & Multi-Family Residences Vacant Lot Single-Family Residence LOCAL COASTAL PROGRAM Coastal Zone: 1X1 Yes [ | No Local Coastal Program Segment: Mello II Within Appeal Jurisdiction: I I Yes 1X1 No Coastal Development Permit: [X] Yes Q Local Coastal Program Amendment: I I Yes 1X1 No Existing LCP Land Use Designation: RH Proposed LCP Land Use Designation: N/A Existing LCP Zone: R-3 Proposed LCP Zone: N/A I No Revised 01/06 PUBLIC FACILITIES School District: Carlsbad Unified School District Water District: Carlsbad Municipal Water District Sewer District: City of Carlsbad Equivalent Dwelling Units (Sewer Capacity): One ENVIRONMENTAL IMPACT ASSESSMENT 1X1 Categorical Exemption, Section - 15303(a) "Construction of a single family residence in a residential zone." I I Negative Declaration, issued N/A I I Certified Environmental Impact Report, dated N/A D Other, N/A Revised 01/06 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: Barelmann Juniper Residence - CDP 11-15 LOCAL FACILITY MANAGEMENT ZONE: 1 GENERAL PLAN:RH ZONING: R-3 DEVELOPER'S NAME: Bob and Margaret Barelmann ADDRESS: P.O. Box 1698, Carlsbad, CA 92018 PHONE NO.: (760) 497-7777 ASSESSOR'S PARCEL NO.: 204-232-07 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU) ESTIMATED COMPLETION DATE: ASAP 0.14 acres A. City Administrative Facilities: Demand in Square Footage = 3.476 sq. ft. B. Library: Demand in Square Footage = 1.854 sq. ft. C. Wastewater Treatment Capacity (Calculate with J. Sewer) 1 EDU D. Park: Demand in Acreage = .006953 ACRES E. Drainage: Demand in CFS = J Identify Drainage Basin = B_ F. Circulation: Demand in ADT = 10 G. Fire: Served by Fire Station No. = 1&3 H. Open Space: Acreage Provided = N/A I. Schools: Elementary = 0.3400 Middle School = 0.1184 High School = 0.1032 J. Sewer: Demands in EDU 1 Identify Sub Basin = N/A K. Water: Demand in GPD = 220 L. The project is 1.66 units below the Growth Management Dwelling unit allowance and therefore 1.66 dwelling units will be deposited into the City's excess dwelling unit bank. PROJECT INFORMATION OWNER: PLUMBING NOTES WfEATHERPROOFlNG NOTES FIRESTOP NOTES SECOND FLOOR PLUM v.-..-.-FIRST FLOOR PHH y.'-l MARK WONI4ER ARCHITECT ROBERT ft MARGARET BARELMANN RESIDENCE. FLOOR PLANS A2 WEST ELEVATION «-.r.ir NORTH ELEVATION y.-.i -o- EAST ELEVATION n-.r-ir SOUTH ELEVATION M-.r-o- MARK WONNER ARCHrTECT ROBERT & MARGARET OARELMANN RESIDENCE EXTERIOR EIEV 1 nmaaI- JL, 1 1. l_ J j=g=| |/\£?\| ^««-", 0 X' .MV^^, 1 • - 1 L ' - ' - ••.'•.. -J. ^^n |p^| |1/^/ 1 I/ ©"41 [i — 71 -./": /I ^ /w«-^N, EAST ELEVATION NORTH ELEVATION • 1' • • • - ' . J "N D N» I '.u— ' __ /\/ \ / \\ J" /. // \ \ =1 / ! _-ffi£<2A- ® w n -«; 1 1 — ' ^ ^/=?-^ FLOOR PLAN y.--r-o- WEST ELEVATION SOUTH ELEVATION MARK WONMER ARCHITECT ROBERT & MARGARET BAR ELM ANN RESIDENCE I DETACHED "ifctaTuwmi^ PLAYROOM & GARACE A4 PRIMARY DWELLING FIRST FLOOR PARTIAL ROOF PLAN ACCESSORY OWELUMS ROOF PUN ir.r-lr pplllARY DWELLING SECOND FLCMR ROOF PLAN •/.-.<• MARK WONNER ARCHITECT ROBERT & MARGARET BAREIMANN RESIDENCE ROOF PLANS AS PLANT MATERIALS SCHEDULE NO. ' NAME 1 .Lessingia FUaginlfolia p. _ 2 Chrysopsis Vilcosa 3 iRgartaFrancisiana 4 Arctastaphylos. .. _ _ . 5 Erigoron Glaucus _ _ . . 7 ;SaMaLeucapnylla __ _ _ • 8 jEriogonurnArbcjescens, _ 9 Lavatera Bicotor.. ... . . 10 iCeanothus Gn>eus_Horizonlal ' 11 VfcuieraLacbiata _ . 12 Adanoeloma Fasciculatum 13 'DendromeconHarfordii •'.M 'SaVfl "._ J_~." ~__~_m 1 5 Iverbena Lilacina ' 16 Isahia 17 'caidea Dacandra 18 'Ceanothua 19^lFestuca 20 jcalyophu* Hartwegii i 21_ .'saMa ChamaediyoWes _ .,22 !cw5»Pc5»wtali9 23 iflaccharis Pilularis Prostratus 24 'Arctostaphylos 25 Bucjdteia Marrublilolla iVARIETY ! Silver Caipet • San Bruno . ."SunseT " -Wayne Rodefx*" j Mexican Tulip Poppy '•PI. Sar i Santa Cruz Is Buchwtie [Tree Mallow l«J>nk«e Poinf... .San Diego Sunflower 'Chamise Island Bush Poppy _.;T<«pBluc- i"de la mina" " j-Bea'a Bliss- __ 1-Concha" ;-Patrick's Poirt" ^"Sundrops" •Electric Blue Sage Jwesiem Redbud Tree '"Pigeon Pomt" '"Rudis" [Suttefflybush TYPE Low growing ground cover .Low growing ground coyer tow growing ground cover _iLaig«.shnib . JMourtdJng ground cover . JSmall shrub [Mounding ground cover •at 'Medium shrub ! Large shrub i Mounding ground cover 1 Small shrub 1 Mounding ground cover : Large shrub Mediumshrub . _ [Smart shrub i Mounding ground cover ' Medium shtub _ ]Medium shrub .Mounding grass '• Small shrub 'Small shrub Tree .Mounding shrub 'Mediumshrub medium shrub MARK WONMER ARCHITECT ROBERT* MARGARET BARELMANN RESIDENCE LANDSCAPE PLAN _ _"-•'-' L1