HomeMy WebLinkAbout2003-05-21; Planning Commission; ; CDP 02-24 - ST. CLAIRE RESIDENCE'• City of Carlsbad Planning Deparbnef
A REPORJ TO THE PLANNING COMMISSION
Single Family Coastal Development Permit
P.C. AGENDA OF: May 21, 2003
ItemNo. G)
Application complete date: January 21, 2003
Project Planner: Barbara Kennedy
Project Engineer: David Rick
SUBJECT: CDP 02-24 -ST. CLAIRE RESIDENCE -Request for adoption of a Mitigated
Negative Declaration and Addendum and Mitigation Monitoring and Reporting
Program, and approval of a Coastal Development Permit to allow the construction
of a single-family residence within the City's Coastal Zone located on the west
side of Adams Street, south of Park Drive within Local Facilities Management
Zone 1.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolutions No. 5412 and 5413
ADOPTING the Mitigated Negative Declaration and Addendum and Mitigation Monitoring and
Reporting Program and APPROVING Coastal Development Permit CDP 02-24 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.
III. PROJECT DESCRIPTION AND BACKGROUND
Project Site/Setting: The 0.64 acre site is an infill coastal hillside lot located along the west side
of Adams Street south of Park Drive, outside of the appeals jurisdiction of the California Coastal
Commission. The triangular-shaped panhandle lot is surrounded by existing single-family
residential development, except on the vacant parcel (also proposed for development) just north
of the site. Access to the site is via an existing paved driveway in the panhandle portion of the
lot which also provides access to the residence east of the subject site. The topography of the site
is relatively steep and over 50% of the site is covered with Coastal Sage Scrub (CSS) vegetation.
Slopes over 25% with CSS are considered to be "dual criteria" slopes and development of "dual
criteria" slopes is limited to 10% to allow reasonable use of the property. Development is
proposed within the flatter portions of the site that contain ruderal vegetation and the project
proposes to develop only 7 .1 % of the "dual criteria" slopes.
• CDP 02-24 -ST. CLAIRE RESIDENCE
May 21, 2003
Page2
Proposed Residential Construction: Construction of a split-level, two-story, single-family
residential structure totaling 3,675 square feet with an 895 square foot three-car garage. The
Contemporary California Craftsman architectural design features an exterior of wood, stone, and
stucco elements; varied window shapes; concrete slate tile roof; exposed rafters; and a variety of
balconies, pop-outs or recessed elements.
Proposed Grading: Estimated grading quantities include 1,100 cubic yards of cut with 100 cubic
yards of fill and 1,000 cubic yards of export. 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. In addition to these regulations, the project is also
required to provide three parking spaces since the parcel is a panhandle lot. The project exceeds
this requirement by providing a three-car garage and one additional open parking space to the
right of the garage.
Building permits may be issued subject to the conditions contained in Planning Commission
Resolution No. 5413.
COASTAL DEVELOPMENT COMPLIANCE TABLE
LCP Land Use Plan RLM (Residential Low-Medium)
General Plan RLM/(Residential Low-Medium)
Zoning R-1-15,000
Grading Permit Required Yes . .
Hillside Development Permit Required No
Native Vegetation Impacts Project will impact 33% of CSS vegetation.
67% of CSS will be preserved within a
dedicated conservation easement.
STANDARD REQUIRED/ALLOWED PROPOSED
Front Yard Setback 20 feet 70.65 feet
Side Yard Setback 10 feet 14.38 feet
Rear Yard Setback 20 feet 20 feet
Max Building Height 30 feet 29 feet -2 inches
Lot Coverage 40% 7.8%
The applicant is also requesting to re-designate the location of the front lot line as shown in the
approval for MS 392 (Parcel Map 10178). The front lot line was originally shown as being the
east property line (see attachment). However, that lot line was subsequently reconfigured
through adjustment plat ADJ 356 in 1988. The lot line adjustment resulted in an increase of 20
feet or more in the depth of the rear yard of the adjacent parcel. The development potential for
the subject site has been reduced not only by the lot line adjustment, but also because of new
Coastal Development regulations, fire buffer requirements, and the City's draft Habitat
Management Plan (HMP) standards for preservation of habitat. Therefore, the applicant is
proposing to designate the east property line as the side, rather than the front, property line. The
• CDP 02-24 -ST. CLAIRE RESIDENCE
May 21, 2003
Page 3
new front property line would be along the southern property line and the rear property line
would be along the northern edge of the site.
Staff supports the request because adequate separation can still be provided between the two
residences. The proposed residence would observe a 14.38 foot, rather than 10 foot, side setback
and a grade separation of about six to eight feet also exists between the top and bottom of the
slope that runs between the two properties. The proposal will reduce potential impacts to "dual
criteria" slopes which occur on the western half of the site by shifting the building footprint
towards the east. Redesignation of the front property line will also result in increased separation
between the proposed residence and the future development on the vacant lot to the north. This
will occur because the north property line will become the rear property line which will require a
20 foot (rather than 10 foot) setback
Review of Required Coastal Findings
1. Conformance with the Certified Local Coastal Program
The project is located in the Mello II Local Coastal Program Segment.
The project proposes the construction of a single-family home in an area designated for
single-family residential development. As discussed below, the proposal complies with
the applicable LCP provisions. The LCP Land Use Plan designates the subject site for
RLM density development, which allows 3.2 du/acre. Based on a density of 3.2 du/net
developable acres and given that the minimum lot size is 15,000 square feet, the lot can
accommodate one dwelling unit.
The two-story residence is consistent with the surrounding development of two-story
structures. The building incorporates a split-level design to reduce grading impacts
associated with the development. The residence will not obstruct views of the coastline
as seen from public lands or the public right-of-way or otherwise damage the visual
beauty of the coastal zone. No agricultural uses currently exist on the site. Sensitive
biological resources are present and would be impacted by the proposed development.
However, the impacts will be mitigated through the preservation of 67 % of the CSS
vegetation, consistent with the City's draft HMP standards. The proposed residence is
not located in an area of geologic instability or flood hazard. No public opportunities for
coastal shoreline access are available since the site is not located between the first public
road and the ocean or lagoon, and no public access requirements are conditioned for the
project.
2. Applicable Coastal Resource Protection Overlay Zone Development Standards
A. Preservation of Steep Slopes and Vegetation
The subject site is located in the Coastal Resource Protection Overlay Zone, which
requires preservation of slopes over 25% of which are mapped as containing endangered
plant/animal species and/or coastal sage scrub or chaparral plant communities ("dual
criteria" slopes). If the application of this policy would preclude any reasonable
CDP 02-24 -ST. CLAIRE lsmENCE
May 21, 2003
Page4
development of the property, an encroachment not to exceed ten percent (10%) of the
steep slope area over 25% may be permitted. The project proposes development along
the base of the "dual criteria" slopes which is necessary to provide adequate width for the
required parking spaces and to allow reasonable use of the property. The majority of the
development has been sited on the level areas of the site which do not contain native
vegetation and the proposed encroachment into "dual criteria" slopes is 7 .1 % which is in
the acceptable range.
B. Drainage, Erosion, Sedimentation and Habitat
As designed and conditioned, the proposed project will adhere to the City's Master
Drainage and Storm Water Quality Management Plan and Grading Ordinance to avoid
increased run off and soil erosion. A grading permit will be required for this project and
in accordance with the Mello II Coastal Development polices, a winter grading restriction
which prohibits grading during the "rainy season" has been included in the conditions of
approval.
V. ENVIRONMENTAL REVIEW
Pursuant to the California Environmental Quality Act (CEQA) and the Environmental Protection
Ordinance (Title 19) of the Carlsbad Municipal Code, staff has conducted an environmental
impact assessment to determine if the project could have any potentially significant impact on the
environment. Since the project site contains CSS vegetation, a Biological Resources Impact
Assessment and California Gnatcatcher Survey was prepared for the project. It was determined
that the project would impact a portion of the 0.36 acres of CSS on the site. In order to mitigate
the impact of removal or disturbance (due to thinning for fire buffers) of0.116 acres ofCSS,
67% of the CSS will be preserved (0.244 acres). The developer will also be required to preserve
the CSS which is not impacted by the project within a dedicated conservation easement.
California Gnatcatchers were not found on the property during the survey. However, prior to
commencement of any grading activities, a survey will be conducted to determine if nests are
present. If nests are present, no grading may occur during the nesting/breeding season (mid-
February to mid-July). The necessary mitigation measures have been agreed to by the developer
and a Mitigation Monitoring and Reporting Program has been prepared. Consequently, a Notice
of Intent to Adopt a Mitigated Negative Declaration was published in the newspaper and sent to
the State Clearinghouse for public agency review.
A joint comment letter was received from USFWS and CDFG during the 30-day public review
and comment period. In response to this letter, an addendum to the Mitigated Negative
Declaration (MND) was prepared and the Mitigation Monitoring and Reporting program was
revised. The addendum, revised mitigation measures, and joint Wildlife Agencies letter dated
May 5, 2003 are attached to the proposed Mitigated Negative Declaration.
CDP 02-24 -ST. CLAIRE 'SIDENCE
May 21, 2003
Page 5
ATTACHMENTS:
-
1. Planning Commission Resolution No. 5412 (Mitigated Neg. Dec.)
2. Planning Commission Resolution No. 5413 (CDP)
3. Location Map
4. Disclosure Form
5. Background Data Sheet
6. Local Facilities hnpact Assessment Form
7. MS 392 -Exhibit dated 3/14/79
8. Exhibits "A" -"F", dated May 21, 2003
AGUA HED/ONDA
LAGOON
ST. CLAIRE RESIDENCE
CDP 02-24
• • City: of Carlsbad
l::rrffiirt@l•1':l11AtiJ~Ji1
DJSCLOSURE STATEl\1ENT
Applicam·s stater-pent or disclosure of certain O\\llership interests on all applications which will require
Giscretionary action on the pa·rt of the City Council or any appointed Board, Commission or Committee.
The following ir.fonnation :\JtTST be disclosed at the time of application submittal. Your project cannot
be r<:!\·iewed until this information is completed. Please print. ·
:'iote:
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 oilier ·county, city and county, city
•· municipality, district or other political subdi\'ision 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.
2.
APPLICANT (Not the applicant's agent) ..
Provide the CO::\JPLETE. LEGAL names and a'ddresses of ALL persons having a financial
interest i~ the ·applic.ation. 'If the applicant includes a.·. corporation. or partnership. include the
names,. title, addresses.-of all individuals 0\\1ling more than __ 10% of the shares. IF NO
~"I)IVIDUALS O\\-'N MORE THAN. 10% OF .THE ·_SHARES, PLEASE INDICATE NON-
APPLICABLE (NIA) IN THE SPACE BELO\V If a ·publiclv-owned corporatton, -inciude the
names, titles, and. addresses of the corporate office'rs·. (A separ~te ·page may be attached if :::s::~EA N 2> L ;( £LL 7 Corp/Part._._-. _________ _
Title . App\kftv\"'\" Title. ____________ _
Address :zv?,C, M'--'(1'\)t) lfrv'\L Address . c..~ESP>:D c..A. 9'2-o~·t ·-----------
O\Vl\'ER (N"ot the 0\1w11er's agent)
·Provide the CO:\IPLETE. LEGAL names and addresses of ALL persons having any O\\'Ilership
interest in the property involved. Also, provide the nature of the legal ownership (i.e,
partnership, tenants in common, non-profit, corporation, etc.). I(the o..,,,11ership includes a
corporation or partnership. include the names, title, addresses of all individuals owning more
than 10% of the shares. IF NO Th1)IVIDUALS O\\'N MORE THAN 10%..OF THE SHARES,
PLEASE f.\1)1CATE NON-APPLICABLE·{N/A) IN THE SPACE BELOW. If a publiclv-
0\\11ed cornoration. in<;lude the names, titles, and addresses of the corporate officers. (A separate
page may be attached if necessary.)
Person01-7f)Y'.} 0 1£_ ;(rzU1 Corp/Part. ____________ _
Title ___ O_W_{)_fi_/L~---
Address ?e2)-:j rY\\A f1'\ )o Urvi'i....
Title ______________ _
Address _____________ _
CP,R.Ls 6rro, Ci1 •4w0j
1635 Faraday Avenue • Carlsbad_. CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 ~
-• -•
3. .:'\0="-PROFJT ORGA:'.\1ZAT10=" OR TRUST
If any person identified pursuant to (I) or (2) aboYe is a nonprofit onrnnization or a trust, list the
names and acdresses of A:--;Y 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 ____________ ..;..__
-4. Have you 1-.:::d more than S250 worth of business transacted with any member of City staff,
Bo~r~s, Co:-:.mission·, ommittees and'or Council within the past twelve (12) months?
0Yes If yes, please indicate person(s):. _____________ _
I\""OTE: Attach additional sheets if necessary.
re of applicant/date·
Print or type name of O\Yner
lSGk2~ Print or type name of applicant'
-Signature of owner/applicant's agent if applicable/date
Pi:int or type name of O\vner/applicant's agent
. .
CASE NO:
-BACKGROUND DATA SHEET -
CDP 02-27
CASE NAME: Dickinson Residence Addition
APPLICANT: William P. & Elizabeth H. Dickinson
REQUEST AND LOCATION: Remodel an existing detached single family residence located
at 4072 Garfield Street, Carlsbad CA 92008
LEGAL DESCRIPTION: Lot 1 in block "J" of Palisades, in the City of Carlsbad, County of
San Diego, State of California, According to Map Thereof No. 1747, Filed in the Office of the
County Recorder of San Diego County, February 5, 1923.
APN: 206-091-01 Acres: J.1 Proposed No. of Lots/Units: ~1 __________ _
GENERAL PLAN AND ZONING
Land Use Designation: RM-Residential Medium
Density Allowed: -=-T~w-'-o-'-u=n=it"'""s ___ _ Density Proposed: -=O=n~e-=un=i""-t -'-. _______ _
Existing Zone: _R_-2 _______ _ Proposed Zone: _N~/A~-----------
Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning
Requirements)
Site
North
South
East
West
Zoning
R-2
RD-M
R-2
R-2
Open Space
Land Use
Existing Residence
Multi-Family Residential
Single Family Residential
Single Family Residential
Open Space
PUBLIC FACILITIES
School District: Carlsbad Unified Water District: Carlsbad Sewer District: -=C-=ar=ls=b=ad=------
Equivalent Dwelling Units (Sewer Capacity): -=O=n=-e _______________ _
Public Facilities Fee Agreement, dated:N =--:.:...:/ A=------------------
ENVIRONMENTAL IMPACT ASSESSMENT
D Negative Declaration, issued. ____________________ _
D 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 IMP ACT ASSESSMENT:
FILE NAME AND NO: CDP 02-24 -St. Claire Residence
LOCAL FACILITY MANAGEMENT ZONE: 1 GENERAL PLAN: _RL~M~------
ZONING: R-1-15 000
DEVELOPER'S NAME: ;:;...cJo=hn=-=S-=t.--=C=la=ir~e ________________ _
ADDRESS: 1839 Freda Lane, Cardiff, CA 92007
PHONE NO.: 760-944-1695 ASSESSOR'S PARCEL NO.: ~20~6--1~9_2~-3~8 ______ _
QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): =0.-=-64..:.....;a=c-=-=re=-s ____ _
ESTIMATED COMPLETION DATE: _______________ _
A.
B.
C.
D.
E.
F.
G.
H.
I.
J.
K.
City Administrative Facilities: Demand in Square Footage= "'""3.'--'-4-=-8 ____ _
Library: Demand in Square Footage= -=-1.~8~5 ____ _
Wastewater Treatment Capacity (Calculate with J. Sewer)
Park:
Drainage:
Demand in Acreage =
Demand in CFS =
lEDU
.01
not available at this time
Identify Drainage Basin= B=--------
(Identify master plan facilities on site plan)
Circulation: Demand in ADT = 10
(Identify Trip Distribution on site plan)
Fire: Served by Fire Station No. = 1
Open Space: Acreage Provided = NIA
Schools: Elm=.23, JHS=.12, HS=.14
(Demands to be determined by staff)
Sewer: Demands in EDU lEDU
Identify Sub Basin = 1 I
(Identify trunk line(s) impacted on site plan)
Water: Demand in GPD = 220
•
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