HomeMy WebLinkAbout2004-08-18; Planning Commission; ; CDP 03-12 - ADAMS ST. SFR NORTHe City of Carlsbad Planning Departmen
A REPORT TO THE PLANNING COMMISSION
Single Family Coastal Development Permit
Item No. (J)
Application complete date: January 27, 2004
P.C. AGENDA OF: August 18, 2004 Project Planner: Barbara Kennedy
Project Engineer Kathy Farmer
SUBJECT: OP 03-12 - ADAMS ST. SFR NORTH - Request for adoption of a Mitigated
Negative Declaration 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 Park
Drive, north of Adams Street within Local Facilities Management Zone 1.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolutions No. 5673 and 5674
ADOPTING the Mitigated Negative Declaration and Mitigation Monitoring and Reporting
Program and APPROVING Coastal Development Permit CDP 03-12 based upon the findings
and subject to the conditions contained therein.
H. EXPLANATION
This item was scheduled to be heard at the August 4, 2004 meeting, which was canceled due to
lack of a quorum. The dates on the staff report and plans have not been changed. The dates on
the resolutions have been changed to reflect the meeting and adoption date of August 18, 2004.
ATTACHMENTS:
I. Planning Commission Resolution No. 5673 and 5674
2. Staff Report dated August 4, 2004, with attachments
•e City of Carlsbad Planning DeartmeP
A REPORT TO THE PLANNING COMMISSION
Single Family Coastal Development Permit
Item No. ()
Application complete date: January 27, 2004
P.C. AGENDA OF: August 4, 2004 Project Planner: Barbara Kennedy
Project Engineer: Kathy Farmer
SUBJECT: CDP 03-12 - ADAMS ST. Sfl NORTH - Request for adoption of a Mitigated
Negative Declaration 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 vest side of Park
Drive, north of Adams Street within Local Facilities Management Zone 1.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolutions No. 5673 and 5674
ADOPTING the Mitigated Negative Declaration and Mitigation Monitoring and Reporting
Program and APPROVING Coastal Development Permit CDP 03-12 based upon the findings
and subject to the conditions contained therein.
H. 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 the City's
adopted Local Coastal Program (LCP). There are no unresolved issues. The staff recommended
approval with conditions is supported by the analysis as follows.
ifi. PROJECT DESCRIPTION AND BACKGROUND
Project Site/Setting: The 0.78 acre site is an infill coastal hillside lot located along the west side
of Park Drive, north of Adams Street. The rectangular-shaped panhandle lot is surrounded by
existing single-family residential development, except on the vacant parcel just south of the site
which recently received approval for construction of a single-family residence. Access to the site
will be constructed within the panhandle portion of the lot and within an access easement that is
located within the west end of the site directly to the east. The applicant has been working with
the adjacent property owner and an agreement has been reached to relocate the existing access
easement to the location shown on the development proposal.
The topography of the site is relatively steep and about 85% 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 10 010 to allow reasonable use of the
property. Approximately 0.58 acres of the site qualify as "dual criteria" slopes. Development is
proposed within the flatter portions of the site that contain ruderal vegetation and the project *
CDP 03-12 —ADAMS ST•R NORTH S
August 4. 2004
Page 2
proposes to develop 9.9% (0.057 acres) of the "dual criteria" slopes to allow for access and
reasonable use of the property.
The General Plan Land Use designation for the property is Residential-Low Medium (TRLM)
allowing a density 0-4 dwelling units per acre. The zoning designation for the site it R-1-15,000
which allows construction of single-family homes on lots with a minimum lot size of 15,000
square feet. The LCP land use designation of RIM and LCP zoning of R-1-15 are consistent
with these designations.
The site is not located within the appeal area of the Coastal Zone, and therefore the City's
decision on the CD? request is not appealable to the California Coastal Commission.
Proposed Residential Construction: The project consists of construction of a two-story 3,943
square foot single-family residential structure over a basement-level three-car garage and
workshop area totaling 1,998 square feet. The Contemporary California Craftsman architectural
design features an exterior of stucco with stacked stone accents and a concrete slate tile roof.
There are a variety of window shapes, exposed rafters, and a number of balconies and recessed
elements.
Proposed Grading: Estimated grading quantities include 1,020 cubic yards of cut with 250 cubic
yards of fill and 770 cubic yards of export. A grading permit will be required for this project.
IV. ANALYSIS
The project is subject to the following regulations and requirements:
A. R-1-15,000 (Single-Family Residential) Zone regulations (Chapter 21.10 of the
CMC);
B. Coastal Development Regulations for the Coastal Resource Protection Overlay
Zone and Mello II Segment of the Local Coastal Program (Chapters 21.201 and
21.203 of the CMC);
C. City Council Policy No. 44— Neighborhood Architectural Design Guidelines;
D. Jnclusionary housing Ordinance; and
E. Growth Management (Chapter 21.90 of the CMC).
The recommendation for approval of this project was developed by analyzing the project's
consistency with the applicable city regulations and policies. The project's compliance with each
of the above regulations is discussed in detail in the sections below.
A. R-1 Single-family Residential Zone
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 meets
this requirement by providing a three-car garage.
CDP 03-12 - ADAMS STIR NORTH
August 4, 2004
Building permits may be issued subject to the conditions contained in Planning Commission
Resolution No. 5674.
COASTAL DEVELOPMENT COMPLIANCE TABLE
LCP Land Use Plan RLM (Residential Low-Medium)
General Plan RLMJ(Residential Low-Medium)
Zoning R-1-15,000
Grading Permit Required Yes
Hillside Development Permit Required No (single-family exemption)
Native Vegetation Impacts Project will impact 31% of Coastal Sage Scrub
(CSS) vegetation. 69% of CSS will be preserved
within a dedicated conservation easement.
STANDARD REQUIRED/ALLOWED PROPOSED
Front Yard Setback 20 feet 24 feet
Side Yard Setback 10 feet 10 feet or greater
Rear Yard Setback 20 feet Greater than 20 feet
Max Building Height 30 feet 30 feet
Lot Coverage 40% 5.8%
B. Coastal Development Regulations
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 Local Coastal Program provisions. The LCP Land Use Plan designates the
subject site for ELM density development, which allows 0-4 du/acre. Based on a growth
management control point of 3.2 du/net developable acre and given that the minimum lot
size is 15,000 square feet, the lot can accommodate one dwelling unit.
The two-stow residence is consistent with the surrounding development of two-stow
structures. The building incorporates a basement-level garage and workshop 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 exist on the site.
Sensitive biological resources were identified and include 0.63 acres of CSS on-site and
0.09 acres of CSS within the off-site access easement A total of 0.22 acres of CSS
would be impacted by the proposed development. However, the impacts will be
mitigated through the preservation of 69% of the CSS vegetation, consistent with the
City's draft Habitat Management Plan (HMP) standards. Due to it's location in the
coastal zone, the project is also required to mitigate the loss of 0.22 acres of CSS as
follows: 1) create or enhance CSS habitat at a 1:1 ratio in the coastal zone, and 2)
purchase mitigation credits at a 1:1 ratio either within or outside of the coastal zone.
CDP 03-12 - ADAMS ST•R NORTH
August 4, 2004
Page 4
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% 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
development of the property, an encroachment not to exceed ten percent (10%) of the
steep slope area over 25% may be permitted. Approximately 0.58 acres or 74% of the
site area qualifies as "dual criteria" slopes. 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. Some disturbance of
dual criteria slopes will also occur due to the construction of the new driveway to the site.
The development has been sited on the level areas to the greatest extent possible, and the
proposed encroachment into "dual criteria" slopes is 9.9% (0.057 acres) 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.
C. Council Policy No. 44— Neighborhood Architectural Design Guidelines
A new individual single-family home is required to comply with the City's Neighborhood
Architectural Design Guidelines numbers 4, 5, 7, and 13. These guidelines require separate
building planes on front and rear elevations, recessed or projected doors and windows, and
specific architectural design elements. The proposed single-family residence satisfies all of these
required Neighborhood Architectural Design Guidelines as shown in the table below. Only the
items noted in the table are required for the construction of an individual single-family home.
. . CDP 03-12 - ADAMS ST. SFR NORTH
August 4, 2004
Page 5
Neighborhood Architectural Design Guidelines
Guideline Proposed Complies
4. Homes shall have a minimum The home has at least four building planes on Yes
of four separate building the front elevation. There is no street side
planes on a street side elevation since the site is located on a
elevation, panhandle lot.
5. Homes shall have a minimum The home has at least four building planes on Yes
of four separate building the rear elevation.
planeson the rear elevation
7. Homes shall have recessed or All windows are surrounded by trim elements Yes
projected windows which project a minimum of two inches.
13. Four design elements The design features arched elements, exposed Yes
incorporated into front of roof rafter tails, window and door lintels,
home varied window shapes and sizes, and wood
elements.
D. Inclusionary Housing Ordinance
For any residential development less than seven units, the inclusionary housing requirements may
be satisfied through the payment to the city of an impact or in-lieu inclusionary housing fee.
Since the lot was created prior to May 21, 1993, the project will be conditioned to pay an impact
fee prior to the issuance of a building permit.
E. Growth Management
The proposed project is located within Local Facilities Management Zone I in the northwest
quadrant of the City. The impacts on public facilities created by the project, and its compliance
with the adopted performance standards, are summarized in the table below.
GROWTH MANAGEMENT COMPLIANCE
STANDARD IMPACTS COMPLIANCE
City Administration 3.48 sq. ft. Yes
Library 1.85 sg.ft. Yes
Waste Water Treatment I EDU Yes
Parks .01 acre Yes
Drainage Basin B Yes
Circulation 10 ADT Yes
Fire Station No. I Yes
Open Space N/A N/A
Schools Carlsbad Unified Yes
.23 elementary students
.12 junior high students
.14 high school students
Sewer Collection System 1 EDU Yes
Water 220 GPD Yes
.
. CD? 03-12 - ADAMS ST. SIR NORTH
August 4. 2004
Page 6
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. California
Gnatcatchers were not found on the property during the most recent focused survey which was
completed on April 27, 2004. The project would impact 0.22 acres of CSS both on the site and
within the off-site access easement. In order to mitigate the impact of removal or disturbance
(due to thinning for fire buffers) of 0.22 acres of CSS, 69% of the CSS will be preserved (0.44
acres on-site and 0.06 acres within the off-site easement). The developer will be required to
preserve the CSS which is not impacted by the project within a dedicated conservation easement.
Additionally, the project is required to create or enhance CSS habitat at a 1:1 ratio in the coastal
zone and purchase mitigation credits at a 1:1 ratio either within or outside of the coastal zone.
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. No public comments were received during the 30-day
public review and comment period from June 28, 2004 to July 28, 2004.
ATTAChMENTS:
1. Planning Commission Resolution No. 5673 (Mitigated Neg. Dec.)
2. Planning Commission Resolution No. 5674 (CD?)
3. Location Map
4. Disclosure Form
5. Background Data Sheet
6. Local Facilities Impact Assessment Form
7. Exhibits "X'- "F" dated August 4, 2004
.
.
AGIJA HEDIONDA
LAGOON
ADAMS STREET SFR NORTH
CDP 03-12
• cit y of Q1,arlsb C'; • -n•.iJ ij
DISCLOSURE STATEMENT
Ei101
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, mist, 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.
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
name, titles, and addresses of the corporate officers: (A separte 'page may be attached if
Person' 71'7 .12 &rpfPart_________________
Tide fr,mr ThIe
Address 7oi27 IIRJ ck , Address______________________________
-. CAQO-'720'I:
2. 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;
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 lO%,.OF THE SHARES,
PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-
owned cornoration. include the names, titles, and addresses of the corporate officers. (A separate
page may-bc attached ifnecessary.J
Corp/Part
Title
>.Vfl I'll (Wi j/b Address_____________________
cM.
1635 Faraday Avenue Carlsbad, CA 92005-7314. (760) 502-4503 • FAX (760) 602-8559 C
-I--;
3. NON-PROFIT ORGANIZATION OR TRUST
If any person identified pursuant to (I) or (2) above is a nonprofit organization or a mist, list the
names and addresses of ANV person sening as an officer or director of the non-profit
organization or as trustee or beneficiary of the.
Non Profit -Trust Non ProfitlTrust_______________________
Title Title
Address - Address
4. Have you had nior nan S250 worth of business transacted with any member of City staff,
Boards, Conmis ns, Committees andfor Council within the past twelve (12) months?
D yes No If yes, please indicate person(s):
NOTE: Attach additional sheets if necessary.
rcertify thi-atl the above infrtiipf is true and correct to the best
12'? Z -
.2
Print or type name of owner Print or type name of applicant
Signature ofowner/applicant's agent if aplicableldate
Print or type name of owterIapplicant's agent
General Plan
RLM
RLM
RLM
RLM
RLM
Current Land Use
Vacant
SIR
Vacant
SIR
SFR
S
BACKGROUND DATA SHEET
CASE NO: CDP 03-12
CASE NAME: Adams St. SFR North
APPLICANT: Sean Kelly
REQUEST AND LOCATION: Request for approval of a Coastal Development permit to allow
the construction of a single-family residence on a 0.78 acre lot located on the west side of Park
Drive, north of Adams Street.
LEGAL DESCRIPTION: Parcel 1 in the City of Carlsbad, County of San Diego, State of
California, as shown at Page 12773 of Parcel Maps, filed in the Office of the County Recorder of
San Diego County. June 20, 1983.
MN: 206-192-34 Acres: 0.78 acres. Proposed No. of Lots/Units: I lot! 1 units
GENERAL PLAN AND ZONING
Land Use Designation: RLM -Residential Low-Medium
Density Allowed: 3.2 du/acre Density Proposed: N/A
Existing Zone: R-l-15,000 Proposed Zone: N/A
Surrounding Zoning, General Plan and Land Use:
Zoning
Site R-1-15,000
North R-1-15,000
South R-1-15,000
East R-1-15,000
West R-1-15,000
PUBLIC FACILITIES
School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad
Equivalent Dwelling Units (Sewer Capacity): 1 EDU
ENVIRONMENTAL IMPACT ASSESSMENT
Z Mitigated Negative Declaration, issued August 4. 2004
[I] Certified Environmental Impact Report, dated__________________________________
Other.
.
. 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 03-12 - Adams St. SFR North
LOCAL FACILITY MANAGEMENT ZONE: 1 GENERAL PLAN: RLM
ZONING: R-1-15.000
DEVELOPER'S NAME: Sean Kelly
ADDRESS: 7029 Murillo Lane, Carlsbad, CA 92008
PHONE NO.: 858-693-8980 ASSESSOR'S PARCEL NO.: 206-192-34
QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FIT., DU): 0.78 acres
ESTIMATED COMPLETION DATE:_________________________________
A. City Administrative Facilities: Demand in Square Footage = 3.48
Library: Demand in Square Footage = 1.85
Wastewater Treatment Capacity (Calculate with J. Sewer) 1 EDU
Park: Demand in Acreage =
Drainage: Demand in CFS = not available at this time
Identify Drainage Basin =
(Identify master plan facilities on site plan)
Circulation: Demand in ADT =
(Identify Trip Distribution on site plan)
Fire: Served by Fire Station No. =
Open Space: Acreage Provided = N/A
Schools: Elm--.23, JIHS=.12. HS=. 14
(Demands to be determined by staff)
II Sewer: Demands in EDU IEDU
Identify Sub Basin =
(Identify trunk line(s) impacted on site plan)
1 Water Demand in (PD = 220
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