HomeMy WebLinkAbout2020-10-07; Planning Commission; ; CDP 2019-0015/NCP 2020-0002 (DEV2017-0054) – 2465 JEFFERSON STREETSingle Family Coastal Development Permit
Item No.
Application complete date: July 2, 2019
P.C. AGENDA OF: October 7, 2020 Project Planner: Chris Garcia
Project Engineer: Kyrenne Chua
SUBJECT: CDP 2019-0015/NCP 2020-0002(DEV2017-0054) – 2465 JEFFERSON STREET - Request for
approval of a Coastal Development Permit and a Nonconforming Construction Permit to
allow the addition of 1,877 square feet of living area to an existing single-family residence,
a 512-square-foot garage, second story deck, partially covered patio, and a new pool on
a 0.61-acre lot located at 2465 Jefferson Street within the Mello II Segment of the city’s
Local Coastal Program and Local Facilities Management Zone 1. The project site is located
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 State CEQA Guidelines Section 15303(a)
construction of a single-family residence.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7384 APPROVING Coastal
Development Permit CDP 2019-0015 and Nonconforming Construction Permit NCP 2020-0002 based
upon the findings and subject to the conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
Project Site/Setting: The project site is located at 2465 Jefferson Street as shown on the attached location
map. The lot area is 0.61 gross acres (26,603 square feet) and is located in the appeal jurisdiction of the
California Coastal Commission. The site is developed with a 3,559-square-foot two-story residence with
an attached 570-square-foot two-car garage. The property slopes from a high point of approximately 68
feet above mean sea level near Jefferson Street to a low point of approximately 15 feet above mean sea
level adjacent to the Buena Vista Lagoon. The western half of the property (below the 60’ contour line) is
comprised of slopes with a gradient of approximately 25-40%. However, no work is proposed on this slope.
The lot is surrounded by two-story single-family homes to the north and east, a condominium project to
the south and the Buena Vista Lagoon is located to the west. Table “A” below includes the General Plan
designations, zoning and current land uses of the project site and surrounding properties.
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CDP 2019-0015/NCP 2020-0002 (DEV2017-0054) – 2465 JEFFERSON STREET
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TABLE A
Location General Plan Designation Zoning Current Land Use
Site R-15 Residential*R-3 – Multiple-Family
Residential Single-Family Home
North R-15 Residential R-3 Single-Family Home
South R-15 Residential R-3 Multiple-Family Residential
East R-15 Residential R-3 Single-Family Homes
West OS – Open Space – Buena
Vista Lagoon
OS – Open Space – Buena
Vista Lagoon
Open Space – Buena Vista
Lagoon.
*LCP identifies that this site and lots along the lagoon have a residential density of up to four dwelling units per acre.
Proposed Residential Construction: The project consists of renovating an existing 3,559-square-foot, two-
story single-family residence and adding 1,877 square feet of new living area (335 square feet on the first
floor and 1,542 square feet on the second floor) for a total of 5,436 square feet at completion. A new 512-
square-foot garage will be constructed at the southeast corner of the home. The project will also include
the addition of a new 72-square-foot deck off the second-floor west elevation and a 15-square-foot
balcony off the second-floor east elevation of the home facing the street. A partially covered patio will be
constructed to the rear of the home with a new pool also located in the rear yard. Architectural
improvements to the existing exterior include new stucco, stone veneer, corbels, and a clay tile pitched
roof with multiple ridges. The proposed additions are not exempt from the Coastal Development Permit
(CDP) procedures because the existing property is located within 300 feet of the mean high tide line of
the sea and the improvements result in an internal floor area that is greater than 10 percent of the existing
structure’s floor area.
Proposed Grading: Estimated grading quantities include 154 cubic yards (cy) of cut, 174 cy of fill with 102
cy of export and 122 cy of import. The grading proposed is mainly to accommodate a new pool and to
enlarge the flat rear yard area. Portions of the yard will be modified to make the drainage work on-site.
A grading permit will be required for this project.
III. ANALYSIS
The project is subject to the following regulations and requirements:
A. R-15 Residential General Plan Land Use Designation;
B. Multiple-Family Residential (R-3) Zone (CMC Chapter 21.16);
C. Coastal Development Regulations for the Mello II Segment of the Local Coastal Program
(CMC Chapter 21.201); Coastal Resource Protection Overlay Zone (CMC Chapter 21.203);
Coastal Shoreline Development Overlay Zone (CMC Chapter 21.204);
D. Nonconforming Lots, Structures and Uses (CMC Chapter 21.48);
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-15 Residential General Plan Land Use Designation
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The subject property is designated R-15 Residential. However, per Local Coastal Program Policy 3-2,
developments located along the first row of lots bordering Buena Vista Lagoon shall be designated for
residential development at a density of up to 4 dwelling units per acre. Nevertheless, the proposed
remodel and additions are not increasing the number of dwelling units on the site and, therefore, the
project remains consistent with the General Plan Land Use designation.
B. Multiple-Family Residential Zone ((R-3) CMC Chapter 21.16)
The project is required to comply with all applicable regulations and development standards of the
Carlsbad Municipal Code (CMC) including the Multiple-Family Residential (R-3) zone. The proposed project
meets or exceeds all applicable requirements of the R-3 zone (shown in Table “B” below).
TABLE B – R-3 ZONE DEVELOPMENT STANDARDS
STANDARD REQUIRED/ALLOWED PROPOSED
Front Yard Setback 20’20’
Side Yard Setback 10’ A minimum interior side yard setback of
10’ is provided along both the north and
south sides of all newly proposed
construction. The existing southeast
corner of the home is proposed to remain
in place and maintain the existing 9’-7”. *
Rear Yard Setback 20’ or compliant with
the “stringline” setback.
The existing home and proposed additions
are setback over 100’ from the rear
property line. Furthermore, all new
construction complies with the “stringline”
setback. **
Max Building Height 35’25’-10”
Lot Coverage 60%15.4%
Parking Two-car garage Existing two car garage to remain and a
new tandem two-car garage.
*Existing Nonconforming Structure because of inadequate yards. A nonconforming residential structure may be expanded
to occupy a greater area of land or more floor area subject to provisions of CMC Chapter 21.48 and the approval of a
Nonconforming Construction Permit (NCP 2020-0002) (see also Section D below).
** All new construction for this project complies with the coastal “stringline” structural ocean setback standard, which
specifies that no enclosed structure, deck, or other appurtenance be permitted further seaward than similar structures on
adjacent properties (see also Section C.3 below).
C. Coastal Development Regulations for the Mello II Segment of the Local Coastal Program (CMC
Chapter 21.201), the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203) and the
Coastal Shoreline Development Overlay Zone (CMC Chapter 21.204)
The project site is located within the Mello II Segment of the Local Coastal Program and is within the
appealable jurisdiction of the California Coastal Commission. The site is also located within and subject to
the Coastal Resources Protection Overlay Zone and the Coastal Shoreline Development 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 within the Mello II Segment of the Local Coastal Program. The project site has a
Local Coastal Program (LCP) Land Use designation of R-15 Residential (8-15 du/ac) consistent with the
CDP 2019-0015/NCP 2020-0002 (DEV2017-0054) – 2465 JEFFERSON STREET
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General Plan Land Use designations for the site. However, per LCP Policy 3-2, developments located along
the first row of lots bordering Buena Vista Lagoon shall be designated for residential development at a
density of up to 4 dwelling units per acre. The proposed renovations are not increasing the number of
dwelling units on the site and, therefore, the project remains consistent with the R-15 LCP Land Use
designation and LCP Policy 3-2.
The project consists of additions and improvements to an existing two-story, single-family home. The
proposed project is compatible with the surrounding development of residential structures. The two-story
structure 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 developed site, nor are there any sensitive resources located on-site. The proposed project is
not located in an area of known geologic instability or flood hazard. The property is located adjacent to
the shore; however, since the site is residentially designated and presently developed, it 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) 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. No improvements encroach into areas of the
slope with a 25% gradient or more. Minimum setbacks of at least 100 feet from wetlands/lagoon are
maintained in order to buffer such sensitive habitat area from intrusion. In addition, the site is not located
in an area prone to landslides, or susceptible to accelerated erosion, floods or liquefaction.
3. Coastal Shoreline Development Overlay Zone
As the project site is located within the Mello II Segment of the Local Coastal Program and is located
between the ocean and the first public road parallel to the ocean, it is subject to the provisions of the
Coastal Shoreline Development Overlay Zone (CMC Chapter 21.204). The proposed development
complies with all applicable requirements of the Coastal Shoreline Development Overlay Zone as
illustrated in Table “C” below:
TABLE C – COASTAL SHORELINE DEVELOPMENT OVERLAY ZONE COMPLIANCE
STANDARD PROVIDED
Lateral Access
25’ dry sandy beach
N/A. No “dry sandy beach” occurs on the property.
Bluff Top Access
Applies to lots where no beach is
present or where beach is not
accessible.
No nearby access to the lagoon shore currently exists.
Therefore, the project has been conditioned to grant an
access easement for a minimum of 25’ in a location aligning
with an existing access easement on the property to the
north.
Geotechnical Report
Analyze bluff erosion and geologic
conditions.
A geotechnical analysis for the project was prepared by SMS
Geotechnical Solutions, Inc on October 2, 2017 with a
follow-up report on April 30, 2020. The analysis concluded
that the proposed development will have no adverse effect
on the stability of the coastal bluff and that the site is
suitable for the proposed development.
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TABLE C – COASTAL SHORELINE DEVELOPMENT OVERLAY ZONE COMPLIANCE (CONTINUED)
STANDARD PROVIDED
Appearance
Building developed on site with a
general attractive appearance related to
surrounding development and natural
environment.
The proposed residential additions will maintain the
general quality and character of the existing residence.
Architectural improvements to the existing exterior include
new stucco, stone veneer, corbels, and a clay tile pitched
roof with multiple ridges. The design and character of the
residence is in keeping with the residential neighborhood
and presents a generally attractive appearance related to
the surrounding environment.
Ocean Views
Building designed to preserve to the
extent feasible ocean views.
The project design is consistent with the other adjacent
buildings along Jefferson Street and the proposed additions
comply with applicable side yard setback requirements,
which will, to the extent feasible, continue to preserve
existing ocean views from the street. Furthermore, the
additions to the existing first floor do not further obstruct
any views from Jefferson Street and a condition requires
to help
preserve existing ocean views from the public street.
Natural Features
To the extent feasible, retain natural
features and topography.
The proposed first floor additions are located on a similar
grade of the existing first floor. The additions to the second
floor are mainly located above the existing first floor of the
single-family home.
Grading
Grading executed so as to blend with
existing terrain.
The improved site has been previously graded to
accommodate the existing structure. However, grading for
the proposed additions and the pool is proposed for this
project. The existing terrain is not substantially changing
with the proposed project.
“Stringline”
Maintain a “stringline” setback for
structures, patios, decks, and other
similar structures.
The project adheres to all coastal “stringline” setback
requirements. The project consists of additions to an
existing single-family home and the proposed additions will
adhere to the stringline setback requirement for both the
residential structure and patio/decks.
D. Nonconforming Lots, Structures and Uses (CMC Chapter 21.48)
The project is required to comply with the requirements of the Nonconforming Lots, Structures and Uses
chapter of the zoning ordinance because the existing home does not meet the 10-foot minimum building
setback for the side yard (existing 9’-7” on the south side). The proposed additions to the existing home
are in conformance with all applicable zoning standards as shown in Table “B” above. Chapter 21.48 of
the Carlsbad Municipal Code requires that four findings be made in order to approve a Nonconforming
Construction Permit. All of the findings can be made for this project as discussed below.
1. The expansion of the residential structure would not result in an adverse impact to the health,
safety and welfare of surrounding uses, persons or property in that the property is already
developed with a single-family home and is surrounded by single-family and multi-family
residences. In addition, the proposed project improvements comply with all current planning,
building, and engineering standards.
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2. The area of expansion shall comply with all current requirements and development standards of
the zone (R-3) in which it is located in that the new first and second story additions comply with
current front, side and rear yard setback requirements and all other development standards
such as building height and lot coverage. The project is consistent with the parking
requirements in that a two-car garage will remain in addition to a new one-car garage.
3. The expansion/replacement structure shall comply with all current fire protection and building
codes and regulations contained in Titles 17 and 18 in that a building permit, issued by the City
of Carlsbad, is required for the project and the building plans will be reviewed for consistency
with applicable fire protection and building codes prior to issuance. Furthermore, the project
will undergo standard building inspection procedures during the construction of the additions.
4. The expansion/replacement would result in a structure that would be considered an
improvement to, or complimentary to and/or consistent with the character of the neighborhood
in which it is located in that the proposed additions and remodel will upgrade the exterior
appearance of the existing single-family home. Furthermore, the project does not significantly
change the existing building footprint and the second story expansion is consistent with other
existing and approved two-story homes in the area.
E. Inclusionary Housing Ordinance (CMC Chapter 21.85)
The inclusionary housing ordinance does not apply to existing residences which are altered, improved,
restored, repaired, expanded or extended, and provided that the number of units is not increased. Since
there will not be an increase in the number of units on the subject property, and the project involves the
alterations and expansion of an existing residence, the project is exempt from the inclusionary housing
requirements.
F. Growth Management
The project site is a previously graded site developed with an existing single-family residence. The
proposed addition does not increase demand on city facilities beyond that which has previously been
analyzed.
IV. ENVIRONMENTAL REVIEW
This project is exempt from CEQA per the exemptions listed below:
(1) Section 15303 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. 7384
2. Location Map
3. Disclosure Form
4. Reduced Exhibits
5. Exhibit(s) “A” – “V” dated October 7, 2020
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