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Home My WebLink About2017-10-18; Planning Commission; ; CDP 2017-0018 (DEV2017-0061) – POLZIN RESIDENCE The City of CARLSBAD Planning Division A REPORT TO THE PLANNING COMMISSION Single Family Coastal Development Permit Item No. Application complete date: July 24, 2017 P.C. AGENDA OF: October 18, 2017 Project Planner: Jason Goff Project Engineer: Kyrenne Chua SUBJECT: CDP 2017-0018 (DEV2017-0061) – POLZIN RESIDENCE – Request for approval of a Coastal Development Permit to allow for the construction of a new 3,349 square foot single family residence on a vacant 0.35-acre parcel within the Mello II Segment of the city’s Local Coastal Program located at Adams Street approximately 250 feet northwest of its intersection at 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. 7269 APPROVING Coastal Development Permit CDP 2017-0018 based upon the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND Project Site/Setting: The 0.35 acre (15,387 square feet) site is generally located on the east side of Adams Street approximately 250 feet northwest of its intersection at Highland Drive, as shown on the attached location map. Of the 0.35 acres, 0.01 acres is being acquired as part of the project for future right-of-way improvements along Adam Street. The vacant lot is completely undeveloped with no existing improvements or public utilities. The topography of the site ranges from approximately 88 feet above mean sea level (amsl) at Adams Street to approximately 126 feet amsl at the rear property line. Drainage naturally flows westward onto Adams Street then into a public storm drain near Hoover Street and Adams Street. The neighborhood is generally characterized by one- and two-story single-family residences with associated structures. No agricultural activities, sensitive resources, geological instability, flood hazards or coastal access opportunities exist onsite. 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 Residential R-1-15000 Vacant undeveloped lot North R-4 Residential R-1-15000 Existing single family homes South R-4 Residential R-1-15000 Vacant undeveloped lot East R-4 Residential R-1-15000 Existing single family homes West R-4 Residential R-1-15000 Vacant undeveloped lot 2 CDP 2017-0018 (DEV2017-0061) – POLZIN RESIDENCE October 18, 2017 Page 2 Proposed Residential Construction: The proposed project consists of a new 3,349 square foot two-story single-family residence with an attached 1,312 square foot four-car garage and 1,624 square feet of decks. Hardscape, landscape, and drainage improvements are also proposed. Architecturally, the home design is described as modern Hawaiian plantation. Materials include a “Santa Barbara” style smooth stucco finish, a multi-pitched metal standing seam roof in a patina green color, wood clad garage doors treated with a walnut colored stain, clear glass guard rails around all decks and balconies and contemporary styled bronze light fixtures placed around the exterior elevations of the home. Access would be provided off Adams Street, a public road. Proposed Grading: Estimated grading quantities would require 2,500 cubic yards (cy) of cut, 30 cy of fill with 2,470 cy of export. Grading and architecture are designed to step with topography. Current onsite vegetation communities consist of non-native grassland (HMP Type-E) and disturbed lands (HMP Type-F). A grading permit will be required for this project. According to the project’s biological technical report, disturbance of onsite and offsite vegetation that is identified in the City’s Habitat Management Plan (HMP) would occur as a result of the project. To account for such impact the owner would pay a habitat in-lieu fee for disturbing approximately 0.15 acres of Group-E habitat (i.e., Non-Native Grassland) and 0.2 acres of Group-F habitat (i.e., Disturbed Lands) per Table 11, Section D-113 of the HMP. Additionally, conditions of approval require measures to protect migratory birds during breeding season. Archeology, paleontology, and cultural resource reports were also submitted. While no significant resources are anticipated to be encountered on the site, conditions require archaeological, paleontological and Native American monitoring to ensure no impacts in the case of inadvertent discoveries. III. ANALYSIS The project is subject to the following regulations and requirements: A. R-4 Residential General Plan Land Use Designation; B. One-Family Residential (R-1-15000) Zone (CMC Section 21.10); C. Coastal Development Regulations for the Mello II Segment of the Local Costal Program (CMC Section 21.201) and the Coastal Resource Protection Overlay Zone (CMC Section 21.203); D. McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP) – Airport Overflight Notification Area (only applies to new residential development); E. Inclusionary Housing Ordinance (CMC Chapter 21.85); and F. 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. R-4 General Plan Land Use Designation The subject property has a General Plan Land Use designation of R-4 Residential, which allows for the development of single-family residential units within a density range of 0-4 dwelling units per acre (du/ac) and a Growth Management Control Point (GMCP) of 3.2 du/ac. The project site has a net area of 0.34- acres and at the 3.2 GMCP, one dwelling unit is allowed. Therefore, the project complies with the General Plan Land Use Designation R-4. CDP 2017-0018 (DEV2017-0061) – POLZIN RESIDENCE October 18, 2017 Page 3 B. R-1-15000 Residential Zone (CMC Section 21.10) The project is required to comply with all applicable regulations and development standards of the Carlsbad Municipal Code (CMC) including the One-Family Residential (R-1-15000) zone. The proposed project meets or exceeds all applicable requirements of the R-1-15000 zone (shown in Table B below). TABLE B – R-1-15000 ZONE DEVELOPMENT STANDARDS Standard Required/Allowed Proposed Front Yard Setback 20’ 24.89’ Side Yard Setback 8.29’ 10.42’ and 13.89’ Rear Yard Setback 16.57’ 34.73’ Max Building Height 30’ with ≥ 3:12 roof pitch Multi-pitched roof (3:12 to 5:12 pitch). All portions of the roof are below 30’ 24’ with < 3:12 roof pitch Flat roof deck areas are all below 24’ Lot Coverage 40% maximum 25.4% Parking Two-car garage (min. 20’ x 20’ int. dim.) Four-car garage (> 20’ x 20’ int. dim.) 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 within 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 (LCP) 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). The project density of 1 du/ac is consistent with the R-4 General Plan Land Use designation as discussed in Section III.A above. Therefore, the project is consistent with the Mello II Segment of the LCP. The project consists of the construction of a new 3,349 square foot single-family residence with an attached four-car car garage in an area designated for residential development. The proposed two-story, single-family residence is compatible with the surrounding development of one- and two-story single- family homes. The proposed 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 site, nor are there any sensitive resources located on the developable portion of the site. The proposed single-family residence is not located in an area of known geologic instability or flood hazard. Furthermore, the site does not have frontage along the coastline, so no public opportunities for coastal shoreline access are available from the subject site. 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 percent gradient) or native vegetation. CDP 2017-0018 (DEV2017-0061) – POLZIN RESIDENCE October 18, 2017 Page 4 D. McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP) – Airport Overflight Notification Area The project site is located within the McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP), more specifically the Airport Overflight Notification Area. ALUCP Section 2.2.29 – Overflight Notification is designed to ensure that prospective buyers near an airport, particularly residential properties, are informed about the airport’s potential impact on the property. This notification does not restrict the height of structures, it simply discloses the existing conditions that may affect the property. For that reason, the property may be subject to some of the annoyances or inconveniences associated with proximity to airport operations (for example: noise, vibration, or odors). ALUC Section 3.6.3 requires an overflight notification to be recorded on the property for new residential development. E. Inclusionary Housing Ordinance (CMC Chapter 21.85) For any residential development of less than seven (7) units, the inclusionary housing requirements may be satisfied through the payment of an inclusionary housing in-lieu fee. The proposal to construct one single-family residential dwelling unit has been conditioned to pay the applicable housing in-lieu fee prior to the issuance of a building permit. F. Growth Management (CMC Chapter 21.90) The proposed project is located within Local Facilities Management Zone 1 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 Table “C” below. TABLE C – GROWTH MANAGEMENT COMPLIANCE Standard Impacts Compliance City Administration 3.48 sq. ft. Yes Library 1.85 sq. ft. Yes Waste Water Treatment 1 EDU Yes Parks 0.0069 acre Yes Drainage 1.0 CFS/Basin B Yes Circulation 10 ADT Yes Fire Station No. 1 Yes Open Space N/A N/A Schools Carlsbad (E=.35/M=.1036/HS = .0959) Yes Sewer Collection System 1 EDU Yes Water 550 GPD Yes CDP 2017-0018 (DEV2017-0061) – POLZIN RESIDENCE October 18, 2017 Page 5 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 one single- family residence in a residential zone from environmental review. A Notice of Exemption will be filed by the City Planner upon project approval. ATTACHMENTS: 1. Planning Commission Resolution No. 7269 2. Location Map 3. Disclosure Statement 4. Reduced Exhibits 5. Exhibits “A” – “V”, dated October 4, 2017 HOOVER STHOOVER STBRUCEBRUCERDRD PA R K DR P A RK DR WW HH IITT EE YYDD RRHHAARRRRIISSOONNSSTT CC AA LL AA VV OO CCTTAA DD AA MM SS SSTT CCOOVVEEDDRRY UK I YUK I L N LN HIGHLAND DRHIGHLAND DR CDP 2017-0018 Polzin Residence SITE MAP JPALOMARAIRPORTRD E LCAMREALLA COST A AVCARLSBADBLCARLSBADVILLAGEDRELCAMINOREAL MELR O SED RAVIARAPY RAN CHO S A NTAFERDCOLL EGEBLAGUA HEDIONDA LAGOON SITE ATTACHMENT 2