HomeMy WebLinkAbout2017-04-05; Planning Commission; ; CDP 2016-0002 (DEV2016-0020) – TSOUKATOS ADDITION
The City of CARLSBAD Planning Division
A REPORT TO THE PLANNING COMMISSION
Single Family Coastal Development Permit
Item No.
Application complete date: January 26, 2017
P.C. AGENDA OF: April 5, 2017 Project Planner: Austin Silva
Project Engineer: David Rick
SUBJECT: CDP 2016-0002 (DEV 2016-0020) – TSOUKATOS ADDITION – Request for approval of a
Coastal Development Permit to allow for the addition of 504 square feet of living area, a
21 square foot addition to the garage, and a 214 square foot view deck to an existing
single-family residence on a .24 acre lot within the Mello II Segment of the city’s Coastal
Zone located at 3945 Highland Drive within Local Facilities Management Zone 1. The
project site is not within the appealable area of the California Coastal Commission. The
City Planner 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,
and it is therefore categorically exempt from the requirement for the preparation of
environmental documents pursuant to Section 15303(a), construction of a single family
residence, of the state CEQA Guidelines.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7236 APPROVING Coastal
Development Permit CDP 2016-0002 based upon the findings and subject to the conditions contained
therein.
II. PROJECT DESCRIPTION AND BACKGROUND
Project Site/Setting: The .24 acre (10,611 square feet), project site is located at 3945 Highland Drive as
shown on the attached location map. The relatively flat lot is developed with an existing 1,949 square
foot single-family residence and 435 square foot garage with an attached 324 square foot gym and
bathroom. Table “A” below includes the General Plan designations, zoning and current land uses of the
project site and surrounding properties.
TABLE A
Location General Plan Designation Zoning Current Land Use
Site R-4 R-1-10,000 Single-family residence
North R-4 R-1-10,000 Single-family residence
South R-4 R-1-10,000 Single-family residence
East R-4 R-1-10,000 Single-family residence
West R-4 R-1-10,000 Single-family residence
Proposed Residential Construction: The project consists of an addition to the existing single-family home
that includes 338 square feet of new living space on the main floor, a new upper floor consisting of 166
square feet, a 21 square foot addition to the garage, and a 214 square foot view deck. The proposed
addition will be consistent with the with the home’s post-war architectural style. Also included, is a 640
square foot second dwelling unit above the garage. The second dwelling unit will be administratively
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CDP 2016-0002 (DEV 2016-0020) – TSOUKATOS ADDITION
April 5, 2017
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reviewed and acted upon by the City Planner though a separate minor Coastal Development Permit (CDP
2016-0003), pursuant to CMC Section 21.201.08(C) and subsequent to the Planning Commission action
for CDP 2016-0002.
III. ANALYSIS
The project is subject to the following regulations and requirements:
A. R-4 General Plan Land Use Designation;
B. R-1-10,000 Residential Zone (CMC Chapter 21.10);
C. Coastal Development Regulations for the Mello II Segment of the Local Coastal Program 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).
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. General Plan Land Use Designation
The project site has a General Plan Land Use designation of R-4, which allows the development of one-
family dwellings at a density of 0-4 dwelling units per acre with a Growth Management Control Point
(GMCP) of 3.2 dwelling units per acre. The project has net acreage of .24 and a density of 4.2 dwelling
units per acre which is above the GMCP and the range of the R-4 General Plan Land Use designation.
However, one single-family dwelling is permitted to be constructed on a legal lot that existed as of October
28, 2004 pursuant to General Plan Residential Land Use Policy 2-P.7. The subject lot was legally created
prior to October 28, 2004; therefore development of a one-family dwelling is consistent with the R-4
General Plan Land Use designation.
B. R-1-10,000 Residential Zone (CMC Chapter 21.10)
The project is required to comply with all applicable regulations and development standards of the
Carlsbad Municipal Code (CMC) including the R-1-10,000 One-Family Residential Zone. The proposed
project meets or exceeds all applicable requirements of the R-1-10,000 Zone (Shown in Table C below).
TABLE C – R-1-10,000 ZONE DEVELOPMENT STANDARDS
STANDARD REQUIRED/ALLOWED PROPOSED
Front Yard Setback 20’ 20’
Side Yard Setback 10’ 13’6” (north)
10’ (south)
Rear Yard Setback 20’ 20’
Max Building Height 24’ 23’ 6”
Lot Coverage 40% 29.5%
Parking Two-car garage Two-car garage
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C. Conformance with the 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)
The project site is located within the Mello II Segment of the Local Coastal Program and is not in the appeal
jurisdiction. The site is also located within and subject to the Coastal Resource Protection Overlay Zone.
The project’s compliance with each of these programs and ordinances is discussed below:
1. Mello II Segment of the Certified Local Coastal Program and all applicable policies
The project is located in the Mello II Local Coastal Program Segment.
The subject site has an LCP Land Use Plan designation of R-4 Residential, which allows for a density of 0
to 4 du/acre and 3.2 du/acre at the Growth Management Control Point (GMCP). At the R-4 GMCP, .8
dwelling units would be permitted on this 0.24 acre (net developable) property. However, one single-
family dwelling is permitted to be constructed on a legal lot that existed as of October 28, 2004 pursuant
to General Plan Residential Land Use Policy 2-P.7. The subject lot was legally created prior to October 28,
2004; therefore development of a one-family dwelling is consistent with the R-4 General Plan Land Use
designation and R-4 LCP Land Use Plan designation.
The project consists of an addition to the existing single-family home that includes 338 square feet of new
living space on the main floor, a new upper floor consisting of 166 square feet, a 21 square foot addition
to the garage, and a 214 square foot view deck. The proposed addition is compatible with the surrounding
development of one-story and two-story single-family structures. The two-story residence 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 previously graded site,
nor are there any sensitive resources located on the developable portion of the site. The proposed
additions to the single-family residence are not located in an area of known geologic instability or flood
hazard. 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 of the Zoning Ordinance) in that the project will adhere to the City’s Master Drainage Plan,
Grading Ordinance, Storm Water Ordinance, BMP Design Manual and Jurisdictional Runoff Management
Program (JRMP) to avoid increased urban run-off, pollutants and soil erosion. The subject property does
not include steep slopes (equal to or greater than 25% gradient) nor native vegetation. 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 (CMC Chapter 21.85)
Pursuant to CMC Chapter 21.85.030 D.1., a project may be exempt from the inclusionary housing
requirement if an existing residence is altered, improved, restored, repaired, expanded, or extended,
provided that the number of units is not increased. Since there will not be an increase in the number of
units on the property, the project will be exempt from the inclusionary housing requirement.
CDP 2016‐0002 (DEV 2016‐0020) – TSOUKATOS ADDITION
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E. Growth Management
The proposed project is located within Local Facilities Management Zone 3 in the northwest quadrant of
the city. No impacts are associated with the project as the project consists of a remodel and addition to
an existing dwelling unit and no new impacts will be generated.
IV. ENVIRONMENTAL REVIEW
This project is exempt from CEQA per the exemptions listed below:
(1) Section 15303(a) of CEQA exemptions (Class 3) exempts the construction of single family
residences in urbanized areas from environmental review.
A Notice of Exemption will be filed by the City Planner upon project approval.
ATTACHMENTS:
1. Planning Commission Resolution No. 7236
2. Location Map
3. Disclosure Form
4. Reduced Exhibits
5. Exhibits “A” – “L”, dated April 5, 2017
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