To: Zoning Administrator
From: Planning and Building Department
Agenda Section: Consent
SUBJECT:
title
Aboubzou Coastal Development and Special Permit Modification
Record Number: PLN-2024-18943-MOD1
Assessor Parcel Number: 111-201-014-000
Shelter Cove area
A modification to a previously approved Coastal Development Permit and a Special Permit for Design Review. CDP-04-54/SP-04-60 authorized the development of a single-family residence built to a maximum of 2,200 square feet, in addition to an approximately 1,080 square foot garage to be situated on the bottom floor, and approximately 360 square feet of decking. The modification will allow additional decking on the south side of the residence beyond what was authorized with the original permit. The Resort Improvement District #1provides water and sewer to the site.
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RECOMMENDATION(S):
Recommendation
That the Zoning Administrator:
Adopt the resolution (Resolution 24- ), (Attachment 1) which does the following:
1. Finds the proposed project complies with the South Coast Area Plan and Zoning Ordinance; and
2. Finds the project exempt from CEQA pursuant to Sections 15301 and 15302 of the CEQA Guidelines, and that there is no substantial evidence that the project will have a significant effect on the environment; and
3. Approves the Coastal Development Permit and Special Permit Modification subject to the recommended conditions of approval (Attachment 1A).
Body
DISCUSSION:
Project Location:
The project is in the Shelter Cove area, on the northeast side of Upper Pacific Drive, approximately 600 feet southeast from the intersection of Upper Pacific Drive with Shelter Cove Road, on the property known as 1484 Upper Pacific Drive.
Present General Plan Land Use Designation:
Residential Low Density (RL), South Coast Area Plan (SCAP), Density: 3 to 7 dwelling units per acre, Slope Stability: High Instability (3).
Present Zoning:
Residential Single Family-Minimum lot size 5,000 square feet, with a Development Standard requiring a 30-foot rear yard setback, Qualified, Design Review (RS-5-S4-Q/D).
Environmental Review:
Project is exempt from environmental review per Sections 15301 (Existing Facilities) and 15302 (Replacement or Reconstruction) of the CEQA Guidelines.
State Appeal:
Project is not appealable to the California Coastal Commission.
Major concerns:
None
Executive Summary: The approved Coastal Development Permit (CDP) was for the development of a three-story single-family residence built to a maximum of 2,200 square feet in addition to an approximately 1,080 square foot garage, to be built on the ground floor as well as approximately 360 square feet of decking. The property is served with community water provided by the Resort Improvement District. A Special Permit was required for Design Review due to the project site’s location in a Design Review Combining Zone. The modification involves the demolition of the existing deck due to rot damage, and alteration of the decks, stairs, and access to the decks. Alterations include removing the stair access on the southwest side of the deck and adding access to the northeast side of the deck. Access to the 3rd floor deck will be from the inside of the house and not from an exterior stairway. As proposed, the decks will wrap around the southern side of the house. The proposed changes include increasing the square footage of the decks by approximately 633 square feet.
The original project was approved by the Zoning Administrator on November 17, 2005. The modification is required as the proposed changes to the project do not meet the requirements for a Minor Deviation to the Plot Plan due to the expansion of the decks being more than 10% of what was originally approved. The Conditions of Approval included in Zoning Administrator Resolution 04-54 & 04-60 (Attachment 2) remain in effect.
OTHER AGENCY INVOLVEMENT:
The original project was referred to responsible agencies and all responding agencies provided standard comments, recommended approval, or conditional approval.
ALTERNATIVES TO STAFF RECOMMENDATIONS:
1. The Zoning Administrator could elect to add or delete conditions of approval; or
2. The Zoning Administrator could deny approval of the requested permit modification if unable to make all of the required findings.
ATTACHMENTS:
1. Draft Resolution
A. Plot Plan
2. Zoning Administrator Resolution, Conditions of Approval for CDP-04-54 & SP-04-60
APPLICANT AND PLANNER INFORMATION:
Applicant
Ike Aboubzou
PO Box 1885
Union City, CA 94587
Owner
Hicham Aboubzou & Dena Tom-Aboubzou
PO Box 1885
Union City, CA 94587
Agent
A.M. Baird Engineering and Surveying
Sarah Malcomb
1257 Main Street
Fortuna, CA 95540
Please contact Andrew Whitney, Associate Planner, at 707-445-7541 or by email at awhtiney@co.humboldt.ca.us, if you have any questions about the scheduled item.