SANTA BARBARA COUNTY ZONING ADMINISTRATOR Staff Report for Coleman SFD Addition Coastal Development Permit with Hearing Supervisorial District: First Staff Report Date: August 10, 2005 Staff: Lisa Hosale Case No.: Phone #: 568-2007 Environmental Document: Exempt CEQA Section 15301(e) [Additions to Existing Structures] OWNERS: Tom & Polly Coleman 1026 Coast Village Road #15 VICINITY MAP Santa Barbara, CA 93108 (805) 695-0903 AGENT: Syndi Souter Souter Land Use Consultants PO Box 50423 Santa Barbara, CA 93150 (805) 695-0046 Southern Pacific Rail Road ARCHITECT: William G. Cooper PO Box 134 Carpitneria, CA 93014 (805) 566-9127 Assessor Parcel Number 005-440-014 located south of the Southern Pacific Rail Road and north of the Pacific Ocean, addressed as 849 Sandpoint Road, Toro Canyon area, First Supervisorial District. 1.0 REQUEST Public hearing on the request of Syndi Souter, agent for the owners Mr. & Mrs. Coleman, to consider for the approval of a Coastal Development Permit with Hearing under the provisions of Article II, Section 35-169.5 to allow an addition to the existing Single Family Dwelling; and to accept the Exemption pursuant to CEQA Guidelines Sections 15301(e) [Additions to Existing Structures] of the California Environmental Quality Act. Application Filed: May 26, 2005 Application Complete: July 20, 2005 Processing Deadline: Three Months from NOE
Page A-2 2.0 RECOMMENDATION AND PROCEDURES Follow the procedures outlined below and conditionally approve, stamped "Officially Accepted, County of Santa Barbara, August 29, 2005, Zoning Administrator Attachment #1, based upon the project's consistency with the Comprehensive Plan and based on the ability to make the required findings. The Zoning Administrator s motion should include the following: 1. Adopt the required findings for approval of the Coastal Development Permit with Hearing as specified in Attachment A of this staff report, including CEQA findings. 2. Accept the CEQA Exemption, included as attachment B pursuant to CEQA Section 15301(e) [Additions to Existing Structures]. 3. Approve the Coastal Development Permit with Hearing subject to the conditions included in Attachment C. Refer back to Staff if the Zoning Administrator takes other than the recommended action for appropriate findings and conditions. 3.0 JURISDICTION The Coastal Development Permit with Hearing is being considered by the Zoning Administrator pursuant to Article II, Section 35-169.5 which states for a project located in a Geographic Appeals Area: (3) The Zoning Administrator shall hold at least one noticed public hearing, unless waived, on the requested Coastal Development Permit 4.0 ISSUE SUMMARY The existing Single Family Dwelling was permitted in 1977. A small potion of this structure is located within the 10' setback for an interior lot, making it a non-conforming structure. The proposed additions to the habitable space, garage, and decks are all located outside of the 10' required setback. Therefore, the additions would not make the existing setback problem more onerous. The project site is located directly north of Santa Claus Beach, a public beach in the Toro Canyon area. To reduce visual impacts from the public beach, the additions have been designed to follow the setback of the existing structure. The line of development would not move closer to the beach. For example, the deck addition would be in line with the footprint of the existing
Page A-3 deck (16 feet from the top of the seawall), and the habitable space addition would be in line with the footprint of the existing dwelling (20 feet from the top of the seawall). The project site is located within the View Corridor Overlay District, the purpose of which is to protect coastal view corridors from Highway 101. The Board of Architectural Review (BAR) reviewed the project and found that it was consistent with the requirements of the Overlay District. The BAR approved a height exemption for the structure to be 25' feet high, instead of the standard 15'; they found that the view corridor would not be impacted by the proposed addition due to the fact that surrounding buildings in the area shield the project site from view. This project will not have an adverse impact on the site placement, scale, or massing of development on the site. As discussed above, the setback of development would not be moved closer to the sea than the existing development. All new additions would conform to the 10' setback applicable to the interior lot. The enlargement of the structure from approximately 2,000 s.f. to 4,000 s.f. would be in line with the scale and massing of the nearby planned unit development, Casa Blanca, located directly to the east (89-DPF-32). 5.0 PROJECT INFORMATION 5.1 Site Information Site Information Coastal Plan Designation Ordinance, Zoning District Current Site Area Present Use & Development Surrounding Uses/Zoning Access Public Services Toro Canyon Plan Overlay, Urban Area, Single Family Residential, 10,000 s.f. or More, 3.3 Units/Acre Article II, 10-R-1, Single-Family Residential, 10,000 s.f. minimum lot size. 849 Sandpoint Road, APN 005-440-014, 1.13 acres The parcel is developed with a Single Family Dwelling, deck, and septic system. North: Southern Pacific Railroad South: Pacific Ocean East: DR-1.8, Residential West: 10-R-1, Residential The parcel is served by a private access easement from Sandpoint Road Water Supply: Carpinteria Valley Water District Sewage: Carpinteria Sanitary District Fire: Carpinteria-Summerland Fire Protection District
Page A-4 5.2 Project Description The proposed project consists of an addition to the existing 2,032 s.f. Single Family Dwelling. Approximately 2,110 s.f. would be added to the habitable space and garage. The existing 955 s.f. of decks would be enlarged by 332 s.f. The project would not require grading. The existing septic system would be abandoned, and the project site would be would be connected to the Carpinteria Sanitary District. Water service would continue to be provided by the Carpinteria Valley Water District. The site would continue to be accessed via the existing private roadway easement from Sand Point Road. 5.3 Background Information The existing Single Family Dwelling and septic system were permitted in 1977 under Land Use Rider #75708. The northernmost portion of the Single Family Dwelling is located 6' from the property line (within the 10' setback applicable to interior lots), making it a non-conforming structure. The lot is considered legal as it has been developed pursuant to permits issued by the County of Santa Barbara. 6.0 PROJECT ANALYSIS 6.1 Environmental Review The Coastal Development Permit with Hearing may be found categorically exempt pursuant to CEQA Section 15301(e) [Additions to Existing Structures]. This section exempts additions to existing structures provided that the addition will not result in an increase of more than 10,000 square feet. This exemption is applicable for projects where all public services and facilities are available to serve the project, which are not located in environmentally sensitive areas. Please see the CEQA Exemption (Attachment B) for a full discussion. 6.2 Toro Canyon Plan and Coastal Plan Consistency Coastal Plan Policy 2-6: Prior to issuance of a development permit, the County shall make the finding... that adequate public or private services and resources are available to serve the proposed development. Consistent. Adequate services are available to serve the project site. The Carpinteria Valley Water District will continue to serve the site with the new additions proposed to the Single Family Dwelling. The existing private septic system will be abandoned, and the project site will be connected to the Carpinteria Sanitary District prior to Occupancy Clearance. Access will continue to be provided by an existing 20' wide private access easement from Sandpoint Road.
Page A-5 Toro Canyon Plan Policy FLD-TC-1: Flood risks shall be minimized through appropriate design and land use controls, as well as through feasible engineering solutions that address existing problems. Coastal Act Policy 30253(1): New development shall minimize risks to life and property in areas of high geologic, flood and fire hazard. Conistent. The project site is subject to flooding as it is located within 300 feet of the Mean High Tide Line, and within the Coastal Repetitive Loss Zone. The project has been designed to meet the Flood Control requirements for construction in this area, including raising the finished floor the structure at least 13 feet above the mean sea level. The project has been conditioned such that prior to issuance of the CDH, the project shall receive approval from the County Flood Control District. Coastal Plan Policy 4-9: Structures shall be sited and designed to preserve unobstructed views of the ocean from Highway 101, and shall be clustered to the maximum extent feasible. Coastal Plan Policy 4-11: Building height shall not exceed one story of 15 feet above average finished grade, unless an increase in height would facilitate clustering of development and result in greater view protection, or a height in excess of 15 feet would ot impact public views to the ocean. Consistent. The project site is located within the View Corridor Overlay District, the purpose of which is to protect coastal view corridors from Highway 101. The BAR found that the project is consistent with the visual requirements of this District. The structure will not obstruct views from Highway 101 to the ocean, as existing development currently screens the project site from view. The BAR also found that a height exemption could be granted for this project to be 25' high, as the project would not impact public views to the ocean. The BAR minutes are included in this Staff Report as Attachment F. Coastal Plan 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... Consistent. The project would increase the size of the existing Single Family Dwelling from approximately 2,000 s.f. to 4,000 s.f. and add a second story. This scale of development would be consistent with the two story structures located adjacent to the site in the Casa Blanca development. Coastal Act Policy 30211: Development shall not interfere with the public's right of access to the sea...
Page A-6 Consistent. The project site is located directly north of the public Santa Claus Beach. The additions have been designed to follow the setback of the existing structure, so that the line of development would not move closer to the beach. There are no public beach access ways located on the parcel that would be blocked by the additions. 6.3 Zoning Ordinance Compliance The project is consistent with the requirements of the 10-R-1 zone district of the Article II Zoning Ordinance, including the use, height, and setback requirements. The additions comply with the 10' setback applicable to interior lots. Although the height limit would normally be 15', the BAR has granted an exemption per the View Corridor Overlay District of Article II to allow the project to be 25' high. The use of the structure as a Single Family Dwelling would remain consistent with the purpose and intent of the 10-R-1 zone district. 6.4 Subdivision/Development Review Committee Due to its minor nature, the project was not reviewed at the Subdivision/Development Review Committee (SDRC). The County Flood Control District, Air Pollution Control District, and Carpinteria-Summerland Fire Protection District all sent condition letters with requirements for the project. Compliance with these letters is included in the conditions of approval. 6.5 County Board of Architectural Review The Board of Architectural Review (BAR) conceptually reviewed the project on February 25, 2005. The BAR found that a height exemption from the 15' View Corridor Overlay District requirement could me made for this project, and cleared the project to return for preliminary/final approval. The BAR minutes are included in this Staff Report as Attachment F. The project will return to the BAR on August 19, 2005 for preliminary approval. Final approval will occur after the Zoning Administrator approves the project. 7.0 APPEALS PROCEDURE The action of the Zoning Administrator may be appealed to the Board of Supervisors within ten (10) calendar days of said action. The action of the Board of Supervisors may be appealed to the Coastal Commission within ten (10) working days of receipt by the Coastal Commission of the County's notice of final action. 8.0 ATTACHMENTS A. Findings B. Exemptions, CEQA Guidelines Sections 15301(e) C. Coastal Development Permit and Conditions of Approval
Page A-7 D. CDH Plans E. Photos of project site F. BAR Minutes
ATTACHMENT A CEQA FINDINGS, AND COASTAL DEVELOPMENT PERMIT WITH FINDINGS 1.0 CEQA FINDINGS Find that the project is exempt from environmental review pursuant to CEQA Guidelines Sections 15301(e) [Additions to Existing Structures]. See Attachment B, Notice of Exemption, for details and supporting documentation. 2.0 COASTAL DEVELOPMENT PERMIT FINDINGS Pursuant to Section 35-169.6.2 of the Article II Zoning Ordinance, a Coastal Development Permit within a Geographic Appeals Area shall only be issued if all of the following findings are made: 2.1.1 Those findings specified in Section 35-169.6.1 as follows: a. That the proposed development conforms to 1) all applicable policies of the Comprehensive Plan, including the Coastal Land Use Plan, and 2) with the applicable provisions of this Article and/or the project falls within the limited exception allowed under Section 35-161.7. As discussed in Section 6.2 of this staff report, incorporated herein by reference, the proposed project can be found consistent with all applicable policies of the Comprehensive Plan, including the Coastal Plan and Toro Canyon Plan. As discussed in Section 6.3 of this staff report, incorporated herein by reference, the proposed project can be found consistent with all regulations of the Article II Zoning Ordinance. b. That the proposed development is located on a legally created lot. The subject parcel is considered a legal lot as it has been developed pursuant to permits approved by the County of Santa Barbara. c. That the subject property is in compliance with all laws, rules and regulations pertaining to zoning uses, subdivisions, setbacks, and any other applicable provisions of Article II, and such zoning enforcement fees as established from time to time by the Board of Supervisors have been paid. This subsection shall not be interpreted to impose new requirements on legal non-conforming uses and structures under Section 35-160 et seq. A small potion of the existing Single Family Dwelling is located within the 10' setback, making it a non-conforming structure. As the proposed additions are located outside of
Page A-2 the 10' setback, the additions would not make the existing setback problem more onerous. The subject property is in compliance with all laws, rules, and regulations pertaining to zoning uses, setbacks, and other applicable provisions of Article II. 2.1.2 The development does not significantly obstruct public views from any public road or from a public recreation area to, and along the coast. The BAR found that the project would not obstruct public views to and along the coast due to intervening development that shields the site from view. The project would be consistent with the standards of the View Corridor Overlay District. 2.1.3 The development is compatible with the established physical scale of the area. The project would increase the size of the structure from approximately 2,000 s.f. to 4,000 s.f. and add a second story. This would be compatible with the scale of the 2-story structures located in the adjacent Casa Blanca development. 2.1.4 The development is in conformance with the public access and recreation policies of this Article and the Coastal Land Use Plan. The additions have been designed to follow the setback of the existing structure, so that the line of development would not move closer to the beach. There are no public beach access ways located on the parcel that would be blocked by the additions. Adequate access exists nearby in the Casa Blanca development to the east which would not be impeded by the proposed additions. Pursuant to Section 35-194.4of the Article II Zoning Ordinance, prior to issuance of a Permit for any development within the Toro Canyon Plan Overlay the following finding shall be made: 2.2.1 In addition to the findings that are required for approval of a development project... a finding shall also be made that the project meets all applicable policies and development standards included in the Toro Canyon Plan. As discussed in Section 6.2 of this staff report, incorporated herein by reference, the proposed project can be found consistent with all applicable policies of the Comprehensive Plan, including the Coastal Plan and Toro Canyon Plan. Therefore, this finding can be made. ********************************
ATTACHMENT B: NOTICE OF EXEMPTION TO: FROM: Santa Barbara County Clerk of the Board of Supervisors Planning and Development Department, Development Review Division The project identified below is determined to be exempt from further environmental review requirements of the California Environmental Quality Act (CEQA) of 1970, as defined in the State and County Guidelines for the implementation of CEQA. Case Name: Coleman SFD Addition APN: 005-440-014 Case No.: Location: Site is located south of the Southern Pacific Rail Road and north of the Pacific Ocean Project Description: The proposed project consists of an addition to the existing 2,032 s.f. Single Family Dwelling. Approximately 2,110 s.f. would be added to the habitable space and garage. The existing 955 s.f. of decks would be enlarged by 332 s.f. The project would not require grading. The existing septic system would be abandoned, and the project site would be would be connected to the Carpinteria Sanitary District. Water service would continue to be provided by the Carpinteria Valley Water District. The site would continue to be accessed via the existing private roadway easement from Sand Point Road. Exempt Status: Ministerial Statutory X Categorical Exemption Emergency Project No Possibility of Significant Effect Cite specific CEQA Guideline Section: 15301(e) [Additions to Existing Structures] Reasons to support exemption finding: The Coastal Development Permit with Hearing (CDH) is exempt from environmental review pursuant to Section 15301(e) of the Guidelines for Implementation of the California Environmental Quality Act (CEQA). This section exempts additions to existing structures provided that the addition will not result in an increase of more than 10,000 square feet, the project involves negligible expansion of the existing use, all public services and facilities are available to serve the project, and the project site is not located in an environmentally sensitive area. Consistent with these requirements, the CDH would allow an addition of approximately 2,110 s.f. to the existing 2,032 s.f. Single Family Dwelling. The use of the site would not be expanded beyond the existing single-family residential use, and the additions
would be located on land that is currently zoned and used for residential purposes. Water would continue to be provided by the Carpitneria Valley Water District. The existing private septic system would be abandoned and the project site would be connected to the Carpitneria Sanitary District. The project is not located in an environmentally sensitive habitat area. Therefore, the CDH is consistent with the exemption from CEQA and no further environmental review is required. Department/Division Representative Date Acceptance Date: Note: A copy of this form must be posted at P&D 6 days prior to a decision on the project. Upon project approval, this form must be filed with the County Clerk of the Board and posted by the Clerk of the Board for a period of 30 days to begin a 35 day statute of limitations on legal challenges. Distribution: Hearing Support Staff Project file (when P&D permit is required) Date Filed by County Clerk ********************************