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HomeMy WebLinkAbout2011-09-07; Planning Commission; ; V 11-04 - SANTARCANGELO ADDITIONThe City of Carlsbad Planning Department A REPORT TO THE PLANNING COMMISSION P.C. AGENDA OF: September 7, 2011 ItemNo. 0 Application complete date: July 20, 2011 Project Planner: Dan Halverson Project Engineer: Tecla Levy SUBJECT: V 11-04 -SANTARCANGELO ADDITION -A request for approval of a Variance from the Parking Ordinance (CMC Chapter 21.44) to allow the applicant to add 600 square feet of floor area to one unit of an attached duplex that does not have the required two-car garage on a lot located at 843 Camellia Place, and within Local Facilities Management Zone 1. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 6801 APPROVING Variance V 11-04 based on the findings and subject to the conditions contained therein. II. INTRODUCTION The proposed project consists of a Variance from the Parking Ordinance (CMC Chapter 21.44) to allow the applicant to construct an addition to one unit of an attached duplex which is non- conforming because it only has a one car garage on property located at 843 Camellia Place. The staff recommendation for approval with conditions is supported by the following analysis. III. PROJECT DESCRIPTION AND BACKGROUND The applicant/owner, Michael Santarcangelo, owns one unit of an attached duplex which is non- conforming because it only has a one car garage. The lot is 9,583 square feet (.22 acres) in size and located off of a cul-de-sac on the south side of Camellia Place in the Barrio Area of the City. The lot is relatively flat and is surrounded with similar duplexes with one car attached garages. The property is zoned Two-Family Residential (R-2) with a General Plan Land Use Designation of Medium Density Residential (RM) which allows a density of 4-8 dwelling units per acre. The project's existing density is 9 du/ac. This subdivision, Magnolia Village, was built in the mid 1960's. The existing one-unit of the duplex is a 799 square foot single-story unit with an attached one car garage and the owner is proposing to construct an additional 600 (two additional bedrooms and a bathroom) square feet to the rear of the unit. Pursuant to Section 21.44.020 of the Carlsbad Municipal Code (the City's Parking Ordinance) a duplex (two-family dwelling) is required to have a two car garage (20' x 20') or two separate one car garages (12' x 20') which must be located outside of the front yard setback. Furthermore, Section 21.44.010 of the C.M.C. specifies that additions to existing residential buildings must comply with the parking requirements of the City's Parking Ordinance (in this case a two-car V 11-04 -SANTARCANGELO ADDITION September 7, 2011 Page 2 garage) with the exception of a 300 square foot addition to an existing one-family dwelling which is allowed. ' Because the residence was built in the mid 1960's and only has a one car garage per unit the unit is legally non-conforming. Pursuant to the City's existing Non-Conforming Ordinance (Section 21.48.080 of the C.M.C.) additions to a non-conforming building are permitted subject to the approval of a CUP by the Planning Commission and provided that the addition does not exceed 25% of the total replacement value of the use and the addition is specifically designed to be easily removed. Because of the restrictive code provisions, few, if any CUPs have been processed to increase the floor area of a non-conforming building. With regard to this, in 2008 the City Council directed staff to amend the City's very restrictive Non-Conforming Ordinance (Chapter 21.48 of the CMC) with the specific objective of allowing existing over-density (nonconforming) residential uses and nonconforming structures in 'the Barrio Area to be repaired, altered, replaced or expanded. Consistent with this direction, an amended Non-Conforming Ordinance (ZCA 09-01) was approved by the Planning Commission and City Council in 2009 and subsequently submitted to the California Coastal Commission for approval. This application has yet to be approved by the California Coastal Commission. Nevertheless, the existing 45 year old duplex, which has a density (9 du/acre) that exceeds the Growth Management Control Point density (6 du/acre) and the high end of the RM density range ( 4-8 du/acre), clearly qualifies as an over density residential project within the Barrio Area that the amended Non-Conforming Ordinance would enable to be rehabilitated and expanded. Specifically, the amended ordinance would allow a non-conforming residential building to add floor area provided that two off-street parking spaces ( covered or uncovered) are provided on- site in a permitted location ( outside of the setbacks). In that the existing dwelling unit and 1 car garage are setback 29' and 42' respectively from the front property line, there is adequate area in front of the existing one-car garage to accommodate a parked car. Therefore, upon final approval of the amended Non-Conforming Ordinance by the _California Coastal Commission, this project would no longer require a variance to increase the floor area. However, given the uncertainty of when the California Coastal Commission will approve the amended Non- Conforming Ordinance, the project applicant is pursuing a variance. Although there is adequate area in front of the existing one-car garage to construct a tandem 12' x 20' garage, this tandem garage parking configuration would also require a variance. Otherwise, there is not adequate room on the remainder of the property to construct an additional non-tandem 12' x 20' one-car garage outside of the required setbacks because of the shape of the lot, which is located on a cul-de sac, coupled with the original plotting of the unit on the lot outside of the required yards. Accordingly, the applicant is requesting approval of a variance to add 600 square feet on to a duplex unit which does not have a 2-car garage. IV. ANALYSIS ,. The proposed project is subject to the following plans, ordinances and standards as analyzed within the following section of this staff report: V 11-04 -SANTARCANGELO ADDITION September 7, 2011 Page 3 A. Variance, Chapter 21.50 of the Municipal Code. The recommendation for approval of this project was developed by analyzing the project's consistency with the applicable regulations and policies. The project's compliance with the above regulations is discussed in detail in the section below. , A. Variance, Chapter 21.50 of the Municipal Code Pursuant to Chapter 21.50 of the Carlsbad Municipal Code, Variances may only be granted if four findings can be made. Each of the findings and the supporting analysis is described below. 1. That because of special circumstances applicable to the subject property, including size, shape, topography, location or surroundings, the strict application of the zoning ordinance deprives such property of privileges enjoyed by other property in the vicinity and under identical zoning classification. The subject .22 acre property is currently developed with a single story attached duplex (799 square feet per unit) with two attached one car garages. Due to the shape of the lot, which is located on a cul-de-sac, and the siting of the units outside of the required yards, there is inadequate area to construct another one car garage on the lot without significantly altering the units' floor plan. There are other units within the Magnolia Village subdivision that were originally built with one car garages that have adequate room on their lot and outside of the required yards to construct an additional one car garage, thereby allowing them to add on to their unit without a variance. 2. That the variance shall not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zone in which the subject property is located and is subject to any conditions necessary to assure· compliance with this finding. Some of the 20 other units within the Magnolia Village subdivision which do not have the same lot configuration and placement have adequate area to add a garage without a Variance, therefore, this Variance would not be granting a special privilege. The unusual lot shape located on a cul-de-sac and the siting of the unit outside of the required setbacks leaves the applicant without any viable option to construct an additional one car garage on the lot. 3. That the variance does not authorize a use or activity which is not otherwise expressly authorized by the zone regulation governing the subject property. The granting of a variance to reduce the required off-street parking from two spaces to one space to allow the applicant to construct an addition does not authorize a use which is not otherwise expressly permitted by the zoning regulations in that an attached duplex is allowed by right within the R-2 zone. Therefore, a deviation from the Parking Standard does not authorize a use or activity which is not authorized by the zone. 4. That the variance is consistent with the general purpose and intent of the general plan and any applicable specific or master plans. V 11-04-SANTARCANGELO ADDITION September 7, 2011 Page 4 The General Plan Land Use Designation for the property is Residential Medium-Density (RM). The RM designation provides medium density ( 4-8 du/ac) residential areas intended to be developed with one-family dwellings, two-family dwellings, and multi-family dwellings. The granting of the variance to the parking standard from the required two covered parking spaces to one space to allow the applicant to construct an addition will not change the density of the project. Therefore the project remains consistent with the General Plan. V. ENVIRONMENT AL REVIEW The Planning Director 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; therefore, the project is categorically exempt from the requirement for the preparation of an environmental document pursuant to Section 15305 -Minor Alterations in Land Use Limitations, of the state California Environmental Quality Act (CEQA) Guidelines. In making this determination, the Planning Director has found that the exceptions listed in Section 15300.2 of the state CEQA Guidelines do not apply to this project. ATTACHMENTS: 1. Planning Commission Resolution No. 6801 2. Location Map • 3. Disclosure Statement 4. Reduced Exhibits 5. Exhibits "A" -"E" dated September 7, 2011 SITE MAP • N NOT TO SCALE Santarcangelo Addition V 11-04 DISCLOSURE STATEMENT P-1{A) Development Services Planning Division 1635 Faraday Avenue (760) 602-4610 www.carlsbadca.gov Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. • The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: . . . . . . . . . ·"•'· ,·, ........... ,. .. , Person is defined as "Any individual, firm; co-partnership; joinf venture, association, social club; fraternal organization, corporation, estate1 trust, receiver, syndicate; in this and any other county, city and county, city municipality, district or other political subdivisionor any other group or combination acting·as a unit" Agents may sign this document;. however, the legal. name and entity of the applicant and property owner must be provided below. 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE, LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, arid addresses of the corporate officers. (A separate page may be attached if necessary.) Person G\e..o D£::-'C:r'"'..,-Corp/Part ___________ _ Title Co·.-,~Sc,,k'< Title ____________ _ Address G.!:bO ~r-.~ro5'-.r,., \G,,;:c,L Address ____________ _ 2. OWNER (Not the owner's agent) P-1(A) Provide the COMPLETE, LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Personf/.(c u-,aa'L S4tYr4Ac,1-N~ Title o·k:,,vtM,, Address1)4 :> Wle1G74.@ PL (&w94-o Cd <t-2.Do~ 7 Corp/Part ___________ _ Title -------------- Address ------------- Page 1 of 2 Revised 07/10 3. NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust, list the names and addresses of ANY person serving as an officer or director of the non- profit organization or as trustee or beneficiary of the. Non Profit/Trust.________ Non Profit/Trust _________ _ Title Title -------------------------- Address __________ _ Address ------------- 4. Have you had more than $500 worth of business transacted with any _member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? D Yes §°No If yes, please indicate person(s): ___________ _ NOTE: Attach additional sheets if necessary. I certify that all the above information is true and correct to the be t of 6 3 2.otl Print or type name of owner Print or type name of applicant ~ \ 2-olr nature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent P-1 (A) Page 2 of 2 Revised 07/10 ' I ,..,,.,..,.,.,,,.._,. I -"-=~~-===::;:-~Sd:nf- / I F!tw!IG'aollaf~•.,.,-...,==$51D-ollO';il>om~ I I I / \ \ =t:::~pajlolhllruhal/beoo~ lot~Plo~anci~ooaddlloo , ,,,.,,,,.Wa!llr"n.no/f \ \ N87'43'04"&97.00' '\ -·-=i::::r::..~--=......,.,asz '5:f """"""1 /\ \ 0 ·,, --~ ,~~~~--I -1_11// ___ ,,,.,,...., 1// I i SS/'22'2n (RJ I I I / ,1 S28'39'00" EB0.00' 1/ /I Eml!r!gse,t,wmivv,oleao::es, l RECEJIIED JUL lt2tlt1 CITY OF CARLSBAD PL4.NNfNG OEPI . 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Thegaragsshallbeseperaledhomlh&rest olthehouseO,nolssslhan112"gypt!IVfTlboatdatlh6 ~S::~ UW-8.19nohaMab/e!!pl'JC:KaooMJ 2. Doortogarageshalbesslf~ f 3/8"sold coreor11fistsd20f11IIIOOlassal7tWperScflon3D2.S.1 3. ThBexfsllngr,atwheaJ&rlsalnffldy 18"highanaplet1orm andNlalbeprotcltldbyabani«.ude$CrlbetrllnCPCSectiofl Window Details 1.AJl~ereto.bedoublspaif'linsvlstedllfnytwtt/1 l removabJesasf'les. 2. Al wicloll'Sshalbe ln$taJel1 sealed Slldinsulaled aGCOfdingtomanufactlnHsspsdlk:atfom. llpplkllblecodeis..dlmenslonsotwfndow.sva,y sndarsca/edoutonfloorpbm. 3.6'x2'IO" and st aJI sJevsnorrs wen, window height 1s wc1er 2'10-Windows Shal b6 SJidlng (ype and at a/I otherbcatA:,m; wfndows shall bedoobla hung. ~~ba.::""~W:Bflc:ix;QshB/lbaSfety .. , A 1 =Architectural, 14• Roof Elev'ations E1=Electrical P1=Mechanica/, Enviommental, and Plumbing S 1-$4 Structural Details prepared by Structu~ Engineer. GlenDamo tJvrn8flUJCJSellproprfe/Dr rJf EcJip6.8 Con$trocoon of San!);eg, LC#953382 6550 Ambro8l8 kine, t.mlt #1025 CarlsbedCA92011 Olfio9{7&})6529025 Mobile(703)3893217 Architectural At Thi~ Project Shall Comply with the 2010 caJifomia Residential Code Which adopts the 2009 /RC. ' 2009 UMC' 2009 U-PC and /he 22008 NEC. SedionR106.2. ---------------------------------- Proposed SB Elevation I SW Elevation &isling EE -[]n ~""' GFI outlet to serve rear yard f---+--------'---"----'-~~hfor~ J ·-="'----_J r=-□--------l Proposed Garage .no new work Fire Protection 1. Smolt&delecttrslralt.Jccmedl,?Sldeeacn btJ&oom;,ndoutsida81JChsieeoirlgBlllBW/thklrhtJ~vlcini/ycfbei:1roQ71. 2. Alsmo/aJ ~ $hal be interconed«iand hsnJvltrr,dwl/l battBrtb8Clt l.fJ$. 3. SmokeAJarmsNlal be mrr:onected so that 8Ct/wlJkJnol one alarm sctivates alather atanns B'I residence. 4.A/lsmokeDeteclol'sshalalsoMC&>borJ~A/armsdllalpu,possunb. 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