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Home My WebLink About2014-09-17; Planning Commission; ; CDP 14-11 – SMITH REMODEL The City of CARLSBAD Planning Division A REPORT TO THE PLANNING COMMISSION Single Family Coastal Development Permit Item No. Application complete date: June 27, 2014 P.C. AGENDA OF: September 17, 2014 Project Planner: Chris Garcia Project Engineer: Steve Bobbett SUBJECT: CDP 14-11 – SMITH REMODEL – Request for approval of a Coastal Development Permit to allow for the addition of 1,535 square feet of living area to an existing single-family residence, a new 415 square foot garage, a second story deck and an at grade covered patio on a .57 acre lot located at 2421 Buena Vista Circle within the Mello II Segment of the Coastal Zone within Local Facilities Management Zone 1. 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 is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to Section 15303 (New Construction or Conversion of Small Structures) of the state CEQA guidelines. The subject property is located within the appeals jurisdiction of the California Coastal Commission. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7071 APPROVING Coastal Development Permit CDP 14-11 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 2421 Buena Vista Circle as shown on the attached location map. The lot area is .57 gross acres (25,100 square feet) and is located in the appeal jurisdiction of the California Coastal Commission. The site is developed with a 1,640 square foot one- story residence with an attached 500 square foot two-car garage. The property slopes from a high point of approximately 44 feet above mean sea level along Buena Vista Circle to a low point of approximately 8 feet above mean sea level adjacent to the Buena Vista Lagoon. The western third of the property (below the 40’ contour line) is comprised of slopes with a gradient of 25-40%. However, no work is proposed on this slope. The subject property and surrounding properties to the north, south and east have a General Plan designation of Residential Low Medium (RLM) and a zoning designation of R-1-10,000. The Buena Vista Lagoon to the west has an Open Space (OS) General Plan and zoning designation. The lot is surrounded by one and two-story single-family homes to the north, south and east, and the Buena Vista Lagoon is located to the west. Proposed Residential Construction: The project consists of a remodel of the existing single-family home that includes an addition of 1,535 square feet of new living area. There will be 875 square feet added to the first floor which includes a portion of the existing garage, 660 square feet to a new second floor, and a new 415 square foot two-car garage. Also included is the addition of a 165 square foot covered deck on the second floor and a 550 square foot covered patio on the first floor. The proposed remodel will have a unified architectural design and includes new board and shingle siding, brick veneer, exposed 2 CDP 14-11 – SMITH REMODEL September 17, 2014 Page 2 rafter tails, window trim and a new roof. Landscape improvements will be located in the front of the home and consists of trees, shrubs and ground cover. Proposed Grading: Minor earthwork is proposed which does not require a grading permit. Impacts on Coastal Resources: None. III. ANALYSIS The proposed project is subject to the following ordinances, standards, and policies: A. Residential Low-Medium Density (RLM) General Plan Land Use designation; B. One-Family Residential Zone (R-1-10,000, CMC Chapter 21.10); 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); D. Inclusionary Housing Ordinance (CMC Chapter 21.85); and E. Growth Management (CMC Chapter 21.90). A. General Plan The project site has a Residential Low-Medium Density (RLM) General Plan Land Use designation. The RLM Land Use designation 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 addition to the existing one-family home does not increase the number of units on the property and therefore no change in density is proposed or required to be analyzed. B. One-Family Residential Zone (R-1-10,000, 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 One-Family Residential (R-1) zone. The proposed project meets or exceeds all applicable requirements of the R-1 zone (Shown in Table 1 below). TABLE 1 – R-1-10,000 ZONE DEVELOPMENT STANDARDS STANDARD REQUIRED PROPOSED COMPLY Front Yard Setback 20’ 25’ 8” Yes Side Yard Setback 10’ North Side: 11’ 6” South Side: 8’6”* Yes Rear Yard Setback 20’ 128’ 6” Yes Lot Coverage 40% 13.9% Yes Building Height 30’ with > 3:12 roof pitch or 24’ with < 3:12 roof pitch 26’ with > 3:12 roof pitch Yes Parking Two-car garage two-car garage Yes * The south side yard may be reduced provided that the opposite side yard shall be increased in width by an amount equal to the reduction or shall be a minimum of ten feet in width, whichever is greater. Also, the reduced side yard shall not be less than five feet in width nor shall it abut a lot or parcel of land with and adjacent reduced side yard. CDP 14-11 – SMITH REMODEL September 17, 2014 Page 3 C. Mello II Segment of the Local Coastal Program (CMC Chapter 21.201), the Coastal Resource Protection Overlay Zone (CMC Chapter 21.03) and the Coastal Shoreline Development Overlay Zone (CMC Chapter 21.204) As shown on the Coastal Development Compliance Table 2 and as discussed below, the proposed development is in compliance with all applicable regulations. TABLE 2 – COASTAL DEVELOPMENT COMPLIANCE TABLE LCP Land Use Plan RLM General Plan RLM Zoning R-1 10,000 Grading Permit Required No Hillside Development Permit Required No Native Vegetation Impacts None The project site is located within the Mello II Segment of the Local Coastal Program and within the appeal area of the Coastal Zone. The site is also located within and subject to the Coastal Resource Protection Overlay Zone (Chapter 21.203) and the Coastal Shoreline Development Overlay Zone (Chapter 21. 204) of the Carlsbad Municipal Code. The project proposes both interior and exterior renovations resulting in 1,535 square feet of additional floor area and a new 415 square foot garage, a second story deck and an at grade patio to an existing 1,640 square foot one-story single-family residence in an area designated for single family development. As discussed below, the project complies with the applicable LCP provisions. The LCP Land Use Plan designates the subject site for Residential Low Medium (RLM) density development, which allows 3.2 du/ac. Based on a density of 3.2 du/ac, the lot could accommodate one dwelling unit. One dwelling unit is presently developed on-site and the proposed renovations do not increase the property’s overall density. The project is consistent with the Coastal Act policies as follows: A) no agricultural lands exist on the project site, therefore no impacts to such will occur; B) the project does not impact environmentally sensitive habitats, water or marine resources; C) the site is geologically stable and there is only minor earthwork proposed for the site; D) the project does not require a grading permit and construction of the project will adhere to the city’s Master Drainage Plan, Grading Ordinance, Storm Water Ordinance, Standard Urban Storm Water Mitigation Plan (SUSMP) and Jurisdictional Urban Runoff Management Program (JURMP) to avoid increased urban run-off, pollutants and soil erosion; E) the project meets the parking requirement of the zoning ordinance; F) the project does not preclude any recreational opportunities or shoreline access as the property is currently developed with a single-family residence.; and G) the remodeled single-family home will not obstruct views of the coastline as seen from public lands or to the extent feasible from Buena Vista Circle, not otherwise damage the visual beauty of the coastal zone. The project site is located in the Coastal Resource Protection Overlay Zone, however, 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. While the project does not require a grading permit, construction of the project will adhere to the city's Master Drainage Plan, Grading Ordinance, Storm Water Ordinance, Standard Urban Storm Water CDP 14-11 – SMITH REMODEL September 17, 2014 Page 4 Mitigation Plan (SUSMP) and Jurisdictional Urban Runoff Management Program (JURMP) to avoid increased urban run-off, pollutants and soil erosion. 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 (Buena Vista Lagoon), it is subject to the provisions of the Coastal Shoreline Development Overlay Zone. The proposed development complies with all applicable requirements of the Coastal Shoreline Development Overlay Zone as illustrated in Table 3 below: TABLE 3 – COASTAL SHORELINE DEVELOPMENT OVERLAY ZONE COMPLIANCE STANDARD PROVIDED Lateral Access 25’ wide access easement along Buena Vista Lagoon The project has been conditioned to dedicate an irrevocable 25’ wide lateral access easement along the Buena Vista Lagoon to the California Coastal Commission. Geotechnical Report Analyze bluff erosion and geologic conditions. No geotechnical analysis for the project was prepared since the project does not propose any new development closer to the slope than what is already existing. In addition, the existing home is located at least 30 feet from the top of the slope. Appearance Building developed on-site with a general attractive appearance related to surrounding development and natural environment. The proposed remodel will upgrade the exterior of the home and have a uniform design by adding new siding, brick veneer and exposed rafter tails, which is compatible with the surrounding development and natural environment. Ocean Views Building designed to preserve to the extent feasible ocean view. The project design is consistent with surrounding development on Buena Vista Circle and the proposed remodel complies with applicable side yard setback requirements, which will, to the extent feasible, continue to preserve existing lagoon views from the street. Natural Features To the extent feasible, retain natural features and topography. All earthwork will be minimal and located in the front area of the existing home. No new retaining walls are proposed and a minor grading permit is not required. Grading Grading executed so as to blend with the existing terrain. The site has been previously graded to accommodate the existing home. Any dirt movement will be done by small equipment for flatwork and drainage purposes. “Stringline” Maintain a “stringline” setback for structures, patios, decks, and other similar structures. The project adheres to all coastal “stringline” setback requirements and the proposed additions will meet the current “stringline” setback. Given the above analysis, the project is consistent with the Mello II Segment land use policies and the Coastal Resource Protection and Coastal Shoreline Development Overlay Zones. CDP 14-11 – SMITH REMODEL September 17, 2014 Page 5 D. Inclusionary Housing Ordinance 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. E. Growth Management The proposed project is located within Local Facilities Management Zone 1 in the northwest quadrant of the city. However, there will be no impact to public facilities because there will be no increase in the number of units on the property. IV. ENVIRONMENTAL REVIEW 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) – New Construction or Conversion of Small Structures. Section 15303(a) exempts the construction of one single-family residence in a residential zone. A Notice of Exemption will be filed by the City Planner upon final project approval. ATTACHMENTS: 1. Planning Commission Resolution No. 7071 2. Location Map 3. Disclosure Form 4. Reduced Exhibits dated September 17, 2014 5. Exhibits “A” – “R” dated September 17, 2014 BUENA VISTA LAGOON LAGUNA DR ST A T E S T BUENA VISTA CRKREMEYER CRCDP 14-11Smith Remodel SITE MAP SITE EL CAMINO R E A LLA COSTA AV ALGA RD C A R L S B A D B L