SANTA BARBARA COUNTY ZONING ADMINISTRATOR STAFF REPORT June 26, 2012

Transcription

1 SANTA BARBARA COUNTY ZONING ADMINISTRATOR STAFF REPORT June 26, 2012 PROJECT: Winant-Sanders SFD Demo-Rebuild HEARING DATE: July 16, 2012 STAFF/PHONE: J. Ritterbeck, (805) GENERAL INFORMATION Case No.: 11CDH Applicant / Phone: Gerry Winant & Ann Sanders 6830 Fortuna Road Goleta, CA (805) Agent / Phone: Kimberly A. Schizas Wynmark Company 5330 Debbie Road, Suite 100 Santa Barbara, CA (805) Project Location 6881 Del Playa Dr. 1.0 EXECUTIVE SUMMARY This project is for a Coastal Development Permit (w/ Hearing) to allow the demolition of the existing 1,202 sq. ft. single-family dwelling and to construct a new 1,741 [net] sq. ft. 2 nd -story dwelling with a first floor workshop area of 727 [gross] sq. ft. and a new attached two-car garage of 923 [gross] sq. ft. Grading for new footings and foundations would be less than 50 cubic yards and no tree removal would be required as a part of this project. 2.0 REQUEST Hearing on the request of Kimberly Schizas, agent for Gerry Winant and Ann Sanders, property owners, to consider Case No. 11CDH , [application filed on November 10, 2011] for a Coastal Development Permit (w/hearing) in compliance with Section of the Coastal Zoning Ordinance, on property zoned 10-R-1: Single-Family /Residential, to demolish an existing 1,202 sq. ft. dwelling and construct a new 1,741 sq. ft. dwelling with an 727 sq. ft. workshop and a 923 sq. ft. attached two-car garage; and to determine the project is exempt pursuant to sections and of the State Guidelines for Implementation of the California Environmental Quality Act. The application involves AP No , located at 6881 Del Playa Drive, Goleta, CA 93117, in the Goleta Community Plan area, Third Supervisorial District.

2 Page RECOMMENDATION Follow the procedures outlined below and conditionally approve Case No. 11CDH , as depicted on the site plans (Attachment D), based upon the project s consistency with the Comprehensive Plan, including the Coastal Land Use Plan and the Goleta Community Plan, and based on the ability to make the required findings. The Zoning Administrator s action should include the following: Make the required findings for approval of the project as specified in Attachment A of this staff report, including CEQA findings; Determine the project is exempt from CEQA, pursuant to Sections and of the CEQA Guidelines, included as Attachment C; and Approve the project, case number 11CDH , subject to the Conditions of Approval in Attachment B. Please refer back to staff if the Zoning Administrator takes other than the recommended action for appropriate findings and conditions. 4.0 PROJECT SPECIFICATIONS Site Size: Comprehensive Plan Designation: Ordinance/Zoning: 0.13 acres California Coastal Commission Appeal Jurisdiction, Coastal, Urban, Residential, Goleta Community Plan area 10-R-1: Single-Family Residential (10,000 net square foot minimum lot size); SF-Single-Family Restricted Overlay District Surrounding Use, Zoning: North: 10-R-1: Single-Family Residential South: Pacific Ocean East: 10-R-1: Single-Family Residential West: 10-R-1: Single-Family Residential Services/Systems: Water: Goleta Water District Sewer: Goleta West Sanitary District Fire: Santa Barbara County Fire Department Access: Del Playa Drive Present Use and Development: The parcel presently has an existing two-story single-family dwelling (1 st floor storage / carport, and 2 nd story dwelling) that is student occupied.

3 Page PROJECT ANALYSIS 5.1 Project Description The project is for a Coastal Development Permit to allow demolition of the existing 1,202 dwelling and construction of a new 1,741 sq. ft. second story 3-bedroom residence with a first story 923 sq. ft. attached twocar garage and an attached 727 sq. ft. accessory workshop area. Grading will include less than 50 cubic yards for footings and hardscape only. No trees are proposed for removal as part of the project. The parcel will be served by the Goleta Water District, the Goleta Sanitary District, and the Santa Barbara County Fire District. Access will continue to be provided off of Del Playa Drive. The property is a 0.13-acre parcel zoned 10-R-1 and shown as Assessor's Parcel Number , located at 6881 Del Playa Drive in the Goleta/Isla Vista Area, Third Supervisorial District. 5.2 Design Review The subject parcel is located within the Design Control Overlay of the Goleta Community Plan area. Section of Article II, the Coastal Zoning Ordinance, states that Design Review action shall be required for any structure or sign located in the Design Control Overlay and all new structures require review and approval by the Board of Architectural Review prior to the issuance of a Coastal Development Permit. The South County Board of Architectural Review (SBAR) has design review jurisdiction for the proposed project. The proposed project was reviewed by the SBAR on April 6, 2012 and June 15, 2012 and received positive conceptual comments for case number 11BAR The SBAR commented that the project has improved from earlier designs and fits well into the neighborhood context. As such, the SBAR supported the proposed project, indicating that the agent is to return for preliminary review [if approved by the Zoning Administrator], adding that the final details, including colors, roofline, landscaping and windows will be reviewed as a part of the SBAR s final approval. 5.3 Environmental Review The project is exempt from environmental review based upon Sections [Existing Facilities], and [New Construction or Conversion of Small Structures] of the California Environmental Quality Act (CEQA) Guidelines. Section 15301(l) exempts demolition and removal of individual small structures, including one singlefamily dwelling. Additionally, Section 15303(a) exempts the construction of one single-family residence in a residential zone. The current project proposes demolition of the 1,202 sq. ft. residence and construction of a new 1,741 sq. ft. residence and is located within a 10-R-1 residential zone district. Finally, Section 15303(e) exempts accessory (appurtenant) structures including but not limited to: garages, carports, patios, swimming pools and fences. The current project proposes the construction of a new 727 sq. ft. attached workshop area and a new 923 sq. ft. two-car garage and would therefore fall within the limits of these exemptions. 5.4 Comprehensive Plan Consistency: Coastal Land Use Plan and Goleta Community Plan C.L.U.P. Policy 2-6: Prior to issuance of a land use permit, the County shall make the finding, based on information provided by environmental documents, staff analysis, and the applicant, that adequate public or private services and resources (i.e., water, sewer, roads, etc.) are available to serve the proposed development

4 Page 4 Policy FIRE-GV-4: Emergency access shall be a consideration in the siting and design of all new development. Policy CIRC-GV-3: A determination of project consistency with the standards and policies of this [Goleta] Community Plan Circulation Section shall constitute a determination of consistency with Local Coastal Plan Policy #2-6 and LUDP #4 with regard to roadway and intersection capacity. Policy WAT-GV-1: For discretionary projects which would result in a net increase in water use, there shall be a sufficient supply of water to serve known existing commitments plus the proposed project. Consistent: The project site currently enjoys adequate services and resources to serve the proposed single-family residential use. The building would continue to be served by the Goleta Water District, the Santa Barbara County Fire Department, and the Goleta West Sanitary District. The proposed project would not generate new traffic beyond what is envisioned for a single parcel within the 10-R-1 zone district and the surrounding roads in Isla Vista are adequate to serve both the existing and proposed development. Policy VIS-GV-1: The County shall through its discretionary and design review process, ensure the maintenance and where necessary the improvement of the quality in the design and landscaping of industrial, commercial, institutional, and residential facilities. Policy VIS-GV-6: Outdoor lighting in Goleta shall be designed and placed so as to minimize impacts on neighboring properties and the community in general. Goleta Community Plan, Appendix B.II.G.: Site layout (location of structures, signs, parking, etc.) shall be designed to respect and enhance adjacent neighborhood areas. Project facilities such as [ ] trash storage areas shall be located in consideration for neighborhood uses, and screened where appropriate. C.L.U.P. Policy 4-4: In areas designated as urban on the land use plan maps and in designated rural neighborhoods, new structures shall be in conformance with the scale and character of the existing community. Clustered development, varied circulation patterns, and diverse housing types shall be encouraged. Consistent: The proposed project was reviewed by the SBAR on April 6, As discussed in Section 5.2 of this staff report, dated June 26, 2012 and incorporated herein by reference, the SBAR members commented that they could support approval of the project as designed and proposed. Additionally, the SBAR will review the project s colors and materials as well as the landscape and lighting plans as part of their preliminary and final review/approval to ensure the project design would be compatible with the surrounding area. C.L.U.P. Policy 3-14: All developments shall be designed to fit the site topography, soils, geology, hydrology, and any other existing conditions and be oriented so that grading and other site preparation is kept to an absolute minimum. Natural features, landforms, and native vegetation, such as trees, shall be preserved to the maximum extent feasible. Areas of the site which are not suited to development because of known soil, geologic, flood, erosion or other hazards shall remain in open space. Consistent: The proposed project was designed to require very little site alteration. The proposed construction of the new dwelling, workshop and garage would require no grading other than for footings. Natural features and landforms, including the bluff, and any native vegetation would be preserved to the maximum extent feasible as a condition of approval. 5.5 Zoning Compliance: Article II, Coastal Zoning Ordinance Section Purpose and Intent [of Coastal Development Permits] in the Coastal Zoning Ordinance states: This section establishes procedures and findings for approval, issuance and effective time periods for Coastal Development Permits that are required by this Article. The intent of this section is to ensure that

5 Page 5 development is in conformity with the provisions of this Article, the Comprehensive Plan, including the Coastal Land Use Plan and any applicable Community Plan and any permit conditions established by the County, and to provide public hearing opportunities for development that is defined as appealable to the Coastal Commission in compliance with Section Compliant: The proposed demolition of the existing dwelling and construction of a new single-family residence would be compliant with the purpose and intent of the Coastal Development Permit and would also be in conformance with the provisions of Article II, the County Comprehensive Plan, including the Coastal Land Use Plan and the Goleta Community Plan. The project is also subject to a public hearing before the Zoning Administrator and is appealable to the Coastal Commission in compliance with Article II, Section (Appeals) Section Intent & Purpose of the R-1 Zone District As stated in Section of the Article II, the intent and purpose of the R-1 zoning district is to: [ ] reserve appropriately located areas for family living at a reasonable range of population densities consistent with sound standards of public health, welfare and safety. It is the intent of this district to protect the residential characteristics of an area and to promote a suitable environment for family life. Compliant: As a two-story single-residential dwelling in the R-1 district, the proposed project would be consistent with the character (size, bulk and scale) of surrounding neighborhood. The new dwelling would provide adequate off-street parking spaces in the two-car garage and would meet all applicable setbacks and height requirements of the zone district. Additionally, the attached accessory structures (i.e., garage and workshop) would also comply with all applicable development standards. As designed and proposed, the project would be consistent with the intent and purpose of the R-1 zone district as it would promote a suitable environment for family life while mitigating any potential adverse impacts. 6.0 APPEALS PROCEDURE The action of the Zoning Administrator may be appealed to the Planning Commission within ten (10) calendar days following the date of the Zoning Administrator s decision by the applicant, an aggrieved person, or any two members of the Coastal Commission. The action of the Planning Commission may be appealed to the Board of Supervisors within ten (10) calendar days following the date of the Planning Commission s decision by the applicant, an aggrieved person, or any two members of the Coastal Commission. The decision of the Board of Supervisors may be appealed to the Coastal Commission within ten (10) working days from the date of receipt by the Commission of the County s notice of final action by the applicant, an aggrieved person, or any two members of the Coastal Commission. Section provides, For developments which are appealable to the Coastal Commission under Section , no appeal fee will be charged. 7.0 ATTACHMENTS A. Findings for Approval B. Draft Coastal Development Permit, with Conditions of Approval C. Environmental Document: Notice of Exemption D. Reduced Plan Sheets