Loading...
HomeMy WebLinkAbout2004-04-21; Planning Commission; ; HDP 02-10|CDP 02-42 - DUNN RESIDENCE'l'he City of Carlsbad Planning Departmen A REPORT TO THE PLANNING COMMISSION P.C. AGENDA OF: April 2 1,2004 Application complete date: November 4, 2003 Project Planner: Anne Hysong Project Engineer: David Rick SUBJECT: HDP 02-10/CDP 02-42 - DUNN RESIDENCE - Request for approval of a Mitigated Negative Declaration and Addendum, Mitigation Monitoring and Reporting Program, Hillside Development Permit, and Coastal Development Permit to allow the development of a 3,497 square foot single-family residence and 1,792 square foot accessory garage/workshop on a 2.5 acre parcel located at the northern terminus of Highland Drive in Local Facilities Management Zone 1. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 561 1 ADOPTING a Mitigated Negative Declaration and Addendum, and Mitigation Monitoring and Reporting Program, and ADOPT Planning Commission Resolutions No. 5612 and 5613 APPROVING Hillside Development Permit HDP 02-1 0 and Coastal Development Permit CDP 02-42 based on the findings and subject to the conditions contained therein. 11. INTRODUCTION The applicant is requesting approval of a Hillside Development Permit (HDP) and Coastal Development Permit (CDP) to grade a building pad and construct a single-family residence and accessory garage and workshop on an existing infill parcel located at the northern terminus of Highland Drive. Approval of an administrative Minor Coastal Development Permit for a second dwelling unit above the garage is pending Planning Commission approval of the project. The grading scheme and residential structures are consistent with all applicable City ordinances and land use policies including the Hillside Development Ordinance and the Mello I1 Local Coastal Program segment. 111. PROJECT DESCRIPTION AND BACKGROUND The project consists of 10,000+ cubic yards of remedial grading required to stabilize and create a developable pad for a 3,497 square foot two-story single-family residence that includes a two-car garage and a 1,792 square foot accessory structure consisting of a garage and workshop on an existing 2.5-acre parcel located at the northern terminus of Highland Drive. Approval of administrative Minor Coastal Development Permit, CDP 04-09, for a 635 square foot second dwelling unit above the garage is pending Planning Commission approval of the project. The 2.5-acre property consists of an approximately 4,000 square foot level pad area topographically suitable for development along the southern property boundary. This portion of the property is nearly level with the elevation of Highland Drive. From this pad, the property slopes downward to the north at a 1 : 1 to 2: 1 horizontal to vertical ratio. The topography of this 50 to 60 foot high HDP 02- 1 O/CDP 02-42 - DW RESIDENCE April 21,2004 Page 2 slope was achieved by placing undocumented fills atop natural ground surfaces more than 36 years ago. In order to establish a suitable and stable pad for development, the undocumented fill and a portion of the natural slope will be excavated to the underlying bedrock and recompacted. Two modular retaining walls are also proposed at the base of the slope to establish a maximum 2:l slope grade as required per City standards. A City maintained storm drain, collecting drainage from Highland Drive, traverses the property and discharges the storm water at the base of the previously mentioned slope. This storm drain is broken and is in need of complete replacement. The City is currently working towards replacing this pipe and a separate Coastal Development Permit must be approved for the storm drain project. A condition has been added to the project requiring that this storm drain be installed prior to or concurrent with the slope remediation planned for the development of the lot. The City is coordinating with the developer to ensure that the grading for both the development of the lot and the storm drain replacement is completed concurrently. The new pipe and easement is located so that it does not conflict with the proposed single-family residence and accessory structure. The portion of the property proposed to be graded is covered by ornamental vegetation with remnants of disturbed native vegetation. Impacts to .04 acre of disturbed coastal sage scrub (CSS) will result from fire suppression requirements within a 60’ wide fire suppression zone that separates the structures from slopes containing high fuel plant species. The proposed developable pad area is designated by the General Plan for Residential Low- Medium (RLM) density development, and the remainder of the site to the north and west is designated for Open Space (OS). The remedial grading necessary to stabilize a developable pad consists of some grading on steep to moderate sloping bluffs within the designated OS to the north of the building pad. The graded 2:l slopes will resemble existing conditions and will be revegetated with native vegetation. Except for the building pad which is designated for residential development, the entire slope area will remain undeveloped open space as designated by the City’s General Plan. The site borders the undeveloped Hosp Grove to the north. The subject parcel and surrounding properties to the southwest, south, and east are zoned R- 1 allowing single-family development. These surrounding properties have all been developed with single-family homes. The project is subject to the City’s Hillside Development Regulations and the Mello I1 segment of the Local Coastal Program. Both require projects to avoid development on steep slopes exceeding 25% with some exceptions. The proposed project is subject to the following regulations: A. General Plan; B. C. D. Mello 11 Segment of the Local Coastal Program; Council Policies 44 and 66 - Neighborhood Architectural Guidelines and Livable Neighborhoods; and Carlsbad Municipal Code (CMC), Title 21 (Zoning Ordinance) including: 1. Chapter 2 1.10 - One Family Residential Zone; HDP 02-1 O/CDP 02-42 - DUNN RESIDENCE April 21,2004 Page 3 2. 3. Chapter 21.95 - Hillside Development Regulations; and Chapter 21.203 - Coastal Resource Protection Overlay Zone. IV. ANALYSIS The recommendation of approval for this project was developed by analyzing the project’s consistency with the applicable policies and regulations listed above. The following analysis section discusses compliance with each of these policies/regulations utilizing both text and tables. A. General Plan The project is consistent with the applicable Residential Low Medium (RLM) density and OS land use designations. The portion of the property designated RLM will accommodate the proposed single family residence and accessory structures, and the remainder of the property designated OS will not be developed except as required for remedial grading to stabilize the developable building pad. The remedial grading within the OS designation encompasses an area of approximate 50% + gradient, and the proposed 2:l manufactured slope is consistent with the natural steep terrain. This area will be revegetated with low fuel native species and remain undeveloped open space. B. Mello I1 Local Coastal Program The project is subject to Mello II Local Coastal Program (LCP) resource preservation policies and development standards requiring the preservation of sensitive vegetation on steep slopes, prevention of erosion and sedimentation, and installation of adequate drainage facilities. The majority of the 2.5-acre parcel possesses steep slopes and is designated by the General Plan and Local Coastal Program for Open Space. A flat, developable area located at the terminus of Highland Drive is designated for RLM density development allowing one single-family residence. As discussed above, this area consists of undocumented fill. A soils report prepared by a qualified soils engineer indicates that excavation of undocumented fill and a portion of the natural slope to the underlying bedrock and recompaction is necessary to stabilize a developable building pad. The remedial grading will occur on a portion of 25%+ slopes that do not possess coastal sage scrub and/or chaparral plant communities. The proposed grading would not disturb steep slopes possessing sensitive plant communities. Therefore, the project qualifies for an exception to the Mello I1 LCP grading prohibition on steep slopes to enable removal of unstable soils and recompaction necessary to stabilize a buildable pad that will accommodate the proposed single-family residence and accessory structure. The site is not developable without the proposed remedial grading and the proposed disturbance will not result in damage to wildlife habitat or native vegetation areas. The 2: 1 manufactured slopes that will result from the necessary remedial grading will be revegetated with low fuel native species to avoid the introduction of invasive plant species into disturbed CSS and chaparral habitats that occupy slopes to the north of the proposed development. The project is designed to drain into a storm drain that bisects the property and is proposed to be replaced concurrent with project construction. The project is conditioned to require a Storm Water Management Plan to address filtration of anticipated pollutants through utilization of best management practices, and the approval of a grading permit HDP 02-10/CDP 02-42 - Dm RESIDENCE April 21 , 2004 Page 4 Standard Use and improvement plans will ensure that all erosion control, sediment control, and drainage facilities are in accordance with City standards. Required/Permitted Proposed Single-family 3,497 sq. ft. single-family C. Council Policies 44 and 66 - Neighborhood Architectural Guidelines and Livable Neighborhoods residence/accessory structures/second dwelling unit New single-family residences are required to comply with policies for livable neighborhoods and specific architectural guidelines calling for separate building planes on front and rear elevations and recessed or projected exterior windows and doors and to incorporate architectural elements into the design. The proposed single-family residence complies with these guidelines. The proposed residence provides a front entry and street side balcony deck and side loaded garages. The front and rear elevations provide numerous building planes, windows and doors to satisfy the required standard, and the residence incorporates varied window shapes, columns, exterior wood elements and stone accent materials. residence/792 sq. ft. accessory stmcture/635 sq. ft. second dwelling unit. D1. Chapter 21.10 - One Family Residential Zone Rear: Building Height Accessory Building: Size: Building Height: Distance between structures Building Coverage As shown on the following table, the proposed single-family residence, detached garage/workshop, and second dwelling unit comply with the applicable R- 1 development standards: 20’ 1 03 ’ Minimum 40% 5% 30’ 30’ Maximum Subordinate to main building 14’ 14’ 10’ 23 ’ Minimum 1,792 sq. ft. TABLE 2: ZONING CONSISTENCY Attached or DetachedAbove detached Garage Above detached garage Setbacks: Front: Side: Architecture Architecturally Compatible Architectural design is similar to main residence. 20’ 8” Second Dwelling Unit: Total Area: Location: 640 sq. feet 635 sq. ft. HDP 02- 1 O/CDP 02-42 - DU” RESIDENCE April 2 1 , 2004 Page 5 D2/D3. Chapter 21.95 - Hillside Development Regulations/Chapter 21.203 - Coastal Resource Protection Overlay Zone A Hillside Development Permit is required because the development requires remedial grading of steep natural slopes. The Hillside Development Regulations require the project to comply with both the Coastal Resource Protection Overlay Zone standards for grading, drainage, erosion, and sedimentation and other applicable hillside development standards. The applicable Coastal Resource standards pertain to grading of steep slope areas not possessing native vegetation. The grading provisions for these steep slopes allow disturbance if mandatory findings to allow exceptions can be made. The project qualifies for an exception because a soils investigation has determined that remedial grading is necessary to stabilize the slope area for at least 75 years or the life of proposed structures. Grading of the slope is also essential to the development intent and design because the single-family lot is undevelopable without slope stabilization due to past- undocumented fill which has eroded over time. No interruption of a significant wildlife corridor will occur. Complete grading of the existing bluff area is not proposed and the proposed 2:l manufactured slope combined with two 6’ high retaining walls at the base of the slope avoids impacts to sensitive vegetation located on steep slopes further to the north. Hillside development standards pertaining to development over the top edge of manufactured slopes and slope edge building setbacks are not applicable to the proposed structures because the slope is not located along the perimeter of the property. The 7:l top of slope setback standard does not apply to this project due to the limited width of the buildable pad area. Utilization of the entire building pad width (ranges from 42’ to 1027, exclusive of a 20’ wide storm drain easement and front and side yard building setbacks, is necessary to ensure reasonable use of the property. V. ENVIRONMENTAL REVIEW Staff has conducted an environmental impact assessment to determine if the project could have a potentially significant effect on the environment pursuant to CEQA Guidelines and the Environmental Protection Ordinance (Title 19) of the Carlsbad Municipal Code. Potentially significant biological and geological environmental impacts were identified. The developer has agreed to mitigation measures to reduce the identified impacts to below a level of significance in accordance with CEQA. In consideration of the foregoing, a Notice of Intent to Issue a Negative Declaration was posted on November 12, 2003. Public comments were received during the 30- day public review period from the U.S. Fish and Wildlife Service and California Department of Fish and Game. No new significant environmental impacts were identified; however, additional conditions were added to the Mitigated Negative Declaration through an addendum in response to the comments received. HDP 02- 1 OKDP 02-42 - DU” RESIDENCE April 2 1,2004 Page 6 ATTACHMENTS: 1. 2. 3. 4. 5. 6. 7. 8. 9. Planning Commission Resolution No. 561 1 (Mit. Neg. Dec.) Planning Commission Resolution No. 5612 (HDP) Planning Commission Resolution No. 56 13 (CDP) Location Map Background Data Sheet Local Facilities Impact Assessment Form Disclosure Statement Reduced Exhibits Exhibit “A” - “J” dated April 21,2004 SITE DUNN RESIDENCE HDP 02-1Q/CDP 02-42 - BACKGROUND DATA SHEET v CASE NO: HDP 02- 1 O/CDP 02-42 CASE NAME: Dunn Residence APPLICANT: James Dunn REQUEST AND LOCATION: Remedial grading - to accommodate a single-family residence and accessow structures. LEGALDESCRIPTION: That portion of the northwest quarter of the southwest quarter of Section 3 1, Township 1 1 south, Range 4 west, San Diego meridian, in the County of San Diego, State of California, according to the United States Government Survey, approved April 5, 1881, together with a portion of Lots 4 and 5 of Cedar Hill addition to the town of Carlsbad. according to Map thereof No. 532, filed in the office of the County Recorder of San Diego County. April 25, 1888. all being in the City of Carlsbad, County of San Diego, State of California and described as per Grant Deed recorded September 25, 1962 as File No. 164830 of official records filed in the office of the County Recorder of San Diego Countv, State of California, described herein as Deed 1, along with that portion described per Corporation Grant Deed recorded April 9. 1963 as File No. 60557 of official records, filed in the office of the County Recorder of San Diego County, State of California, described herein as Deed 2. and as shown on Record of Survey 13744, recorded May 7. 1992 as File No. 92-27634 filed in the office of the County Recorder of San Diego County. State of California. APN: 156-051-24 Acres: 2.5 Proposed No. of Lotdunits: 1 unit GENERAL PLAN AND ZONING Land Use Designation: RLM/OS Density Allowed: 3.2 ddacre Existing Zone: R- 1 Surrounding Zoning, General Plan and Land Use: Density Proposed: Single familv unit Proposed Zone: R-1 Zoning General Plan Site R- 1 RLWOS North South East West os RLM RLM RLM 66 66 66 (6 Current Land Use Vacant Vacant Single Family Single Family Single Family PUBLIC FACILITIES School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): 1 EDU ENVIRONMENTAL IMPACT ASSESSMENT Mitigated Negative Declaration, issued 04-2 1-04 Certified Environmental Impact Report, dated 0 - CITY OF CARLSBAD L GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application) PROJECT IDENTITY AND IMPACT ASSESSMENT: LOCAL FACILITY MANAGEMENT ZONE: 1 GENERAL PLAN: RLWOS FILE NAME AND NO: HDP 02- 1 O/CDP 02-42 - DUNN RESIDENCE ZONING: R-1 DEVELOPER'S NAME: JAMES DUNN ADDRESS: 4316 CASSANNA WAY, #305, OCEANSIDE. CA 92057 QUANTITY OF LAND USEDEVELOPMENT (AC., SQ. FT., DU): 2.55 AC/1 DU ESTIMATED COMPLETION DATE: UNKNOWN PHONE NO.: 760-433-1206 ASSESSOR'S PARCEL NO.: 156-051-24 A. B. C. D. E. F. G. H. I. J. K. City Administrative Facilities: Demand in Square Footage = 1.5 Library: Demand in Square Footage = 1.25 Wastewater Treatment Capacity (Calculate with J. Sewer) Park: Drainage: Demand in CFS = <1 CFS 1 EDU .003 acre Demand in Acreage = Identifjr Drainage Basin = A (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 = 2 acres Schools: Elementary .2339 Middle School .1171 High School .1142 Sewer: Demands in EDU Identify Sub Basin = (Identify trunk line(s) impacted on site plan) Water: Demand in GPD = 1 EDU 1 -c 220 FROM : FAX NO. : Tun. 08 2003 86:16PM PI MR-!5-2004 !!ON 0&28 Ak- CITY OF CARLSBAD FAX NO. 76-02 8559 P, 25 DI !"WRE STATEMENT Corp/P6# Title -... . Addrers L FROM : FRX NO. : Tun. 08 2003 06:18PM P2 MfiR-l5-2W PI04 08:28 Ai, CITY OF CARLSEAD FAX NO, 7d02 8559 PI 38 > 3. NON-PROFIT QRCANIZATION OR TRCST Sigqarure of mcrhpplicant’s agent If appYc;lble/datt Pags 2 of 2 \ i 5 irmoL LEGEND XllTlNG CONTOURS 156-051 -1 8 PRUFILEi DRIVEWAY SCCD mz ,..a(. "En, I.=a DUNN RESIDENCE CDP 02-42/ HDP 02-10 wmw J TYPICAL CATCH BASIN 2 MSWE SLUPE TABLE SLOPE ANALYSIS MAP EXHIBIT PRE-CONSTRUCTION CONDITION SClUEi I'i30' k I; I I 'I I I I I I I I I I I I I/ I c -- In I I I I A- EFT SIDE &LEVATION /NORTH) IF- IW t ! FRONT WATION (WSlI IN- IW CONSTRUCTION NOTE3 ARLW CALCULATION5 YYLcm ............................................................ -9. -Amx ....................................................... 1641 Y. ARCHiliX.7URAL GUlDEUNf 5CHi?DLJE EEVATION OF WAU AT 5OUTH PROPfRN LINE -1 I UP 1 REAR ELEVATION (sounrl 1.w- IW EFT SIDE ELEVATION Wn l%OhtT ELEVATION (NoiRm) 1.4.- IW . -. . .. 6 .I - A m- ........................................... WNIV. -Y- ............................................ M -. ................................................ IdATb. - .................................................. 17AT73.UY -- ...................................... vacnrmm t I 1 &%# SKOND DWELLING ROOR PLAN iY.-:w gsbM.