HomeMy WebLinkAbout1981-11-18; Planning Commission; ; V 329 - HIRSCHBERGSTAFF REPORT
DATE: November 18 ,· 1981
TO: Planning Commission
FROM: Planning Department
SUBJECT: V-329·-·HIRSCHBERG Request for approval of a variance
to reduce the side yard setback from 5 feet to 1 foot
off a public alley on property located on the north
side of Juniper Avenue between Carlsbad Boulevard and
Garfield Street
I. PROJECT-DESCRIPTION
The applicant proposes to erect a four-unit residential building
to meet condominium standards on a .14 acre parcel of property
located as described above in the high density (20-30 du/ac) R-3
zone. Presently, an old duplex sits on the lot.
As a method of discouraging and restricting access onto Carlsbad
Boulevard by properties that front on it, staff wishes to encour-
age the installation of a public alley to provide access to these
properties and minimize traffic conflicts on Carlsbad Boulevard
(refer to staff Exhibit "D"). The applicant is willing to dedi-
cate and improve such alley along its frontage, but requests a
setback variance for the second and third floors of the structure
to within one foot of the newly created (after alley dedication)
side property line. The first floor will abide by the required
five foot setback off public alleys.
II. ANALYSIS
Planning·Issues
1) That there are exceptional or extraordinary circumstances
or conditions applicable to the property or to the in-
tended use that do not apply generally to the other pro-
perty or class of use in the same vicinity and zone.
2) That such variance is necessary for the preservation and
enjoyment of a substantial property right possessed by
other property in the same vicinity and zone but denied
to the property in question.
3) That the granting of such variance will not be materially
detrimental to the public welfare or injurious to the
property or improvements in such vicinity and zone in
which the property is located.
4) Will the variance adversely affect the General Plan?
III.DISCUSSION
Staff feels that there are exceptional or extraordinary circum-
stances applicable to this property that do not necessarily apply
to others in the vicinity. The lot is narrow (45 feet in width)
and the city is asking for the five foot alley dedication which
will increase this narrowness. The additional four feet of
buildable area requested for the structure will greatly increase
the square footage of livable area and improve the project. The
project will acquire access from the alley and sufficient backup
(25 feet) will be provided.
Staff also feels that although presently there are equally narrow
lots in this area, the required dedication will render this lot
less capable of developing a project of compatible quality as
those on surrounding properties. Staff feels, therefore, that
the applicant is being denied a property right possessed by
others in the vicinity.
Through discussions by the City Engineering and Planning staff,
it has become evident that a real need exists to minimize the
·number of vehicle conflict points along Carlsbad Boulevard in
this area. The area is designated for high -density residential
development, however, no comprehensive plan presently exists to
address the numerous scattered access points on Carlsbad Boule-
vard. Staff is presently developing a Specific Plan to determine
a precise alley alignment for alleys in this vicinity. It will
be recommended as part of this Specific Plan that buildings sep-
arated by alleys maintain a 22 foot minimum separation for safety
reasons. If the Specific Plan is approved, this type of request
would not require approval of a variance. Since the granting of
this request.would not infringe on this width (20 foot alley
with one foot setback on each side) staff feels that the request-
ed variance will not be materially detrimental to the general
public.
The granting of this variance will help uphold the intent of the
General Plan in two ways. One, the resulting alley will avoid
several access points along Carlsbad Boulevard which is specified
as a major arterial in the General Plan, and two, it will help
allow high density development (the proposed project for this
site will result in 28.5 du/ac) on a lot designated for such
while providing more livable housing.
IV. ENVIRONMENTAL·REVIEW
This project is exempt from environmental review per Section
19.04.070 (f)(4a) of the Environmental Ordinance.
V. RECOMMENDATION
It is recommended that the Planning Commission adopt Resolution
No. 1889 APPROVING V-329, based on the findings contained
therein.
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ATTACHMENTS
Planning Commission Resolution No. 1889
Location Map
Staff Exhibit "D"
Background Data Sheet
Disclosure Form
Exhibits "A" -"C", dated October 23, 1981
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PLANNING COMMISSION RESOLUTION NO. 1889
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CARLSBAD, CALIFORNIA, APPROVING A VARI-
ANCE TO REDUCE THE SIDE YARD SETBACK FROM FIVE
FEET TO ONE FOOT OFF A PUBLIC ALLEY ON PROPERTY
GENERALLY LOCATED ON THE NORTH SIDE OF JUNIPER
AVENUE BETWEEN CARLSBAD BOULEVARD AND GARFIELD
STREE.T
APPLICANT: HIRSCHBERG
CASE • NO: • • • V--3 2 9 -• • • • • • • • • • • • · • -• • -• • • •
WHEREAS, a verified application for certain property, to
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Lot Min Block 2 of Palisades Heights according to Map 1777
filed January 11, 1924
has been filed with the City of Carlsbad, and referred to the .
Planning Commission; and
WHEREAS, said verified application constitutes a request as
provided by Title 21 of the Carlsbad Municipal Code; and
WHEREAS, the Planning Commission did on the 18th day of
November, 1981, hold a duly noticed public hearing as prescribed
by law to_consider said request; and
WHEREAS, at said public hearing, upon hearing and considering
all testimony and arguments, if any, of all persons desiring to
be heard, said Commission considered all factors relating to the
V-329; and
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commis-
sion as follows:
(A) That the foregoing recitations are true and correct.
(B) That based on the evidence presented at the public hearing,
25 the Commission APPROVES V-329, based on the following
findings:
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Ill
Ill
Ill
1 Findings
2 1) That there are exceptional or extraordinary circumstances or
conditions applicable to the property that do not apply
3 generally to the other property in the same vicinity and zone
for the reasons stated in the staff report.
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2) That the subject property is being denied a substantial pro-
5 perty right possessed by other property in the same vicinity
and zone for the reasons stated in the staff report.
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3) That the granting of such variance will not be materially
detrimental to the public welfare or injurious to the proper-
ty in the vicinity and that such variance will not adversely
affect the General Plan for the reasons stated in the staff
report.
PASSED, APPROVED AND ADOPTED at a regular meeting of the
Planning Commission of the City of Carlsbad, California, held on
the 18th day of November, 1981, by the fo~lowing vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
JAMES C. HAGAMAN, Secretary
CARLSBAD PLANNING COMMISSION
PC RESO #1889 -2-
MARY MARCUS, Chairman
CARLSBAD PLANNING COMMISSION
LOCATDON
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JUNIPER
V329
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JUNIPER
Giiy of Cukl-ad
Planning Commission
ease No. V..:2Z..L
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BACKGROUND DATA SlIEEr
~ENO: V--329
APPLICANT: Hirschberg
. .
~T AND ux::ATIO~: Variance to reduce the si etback off· a pub] i c alley from
S' to one foot/ North side of Juniper bet. Carlsbad Blvd. and Garfield st.
l.EX;ALDESCRIPrION: Lot Min Block 2 of Palisades Heights according to_ Map 1
1777 filed.January 11, 1924.
Assessors Parcel Nurrber: 2 0 4 232 09
. Acres .1436 No. of Lots __ 1 _____ _
GENERAL PIAN AND ZONING
~al Plan Land Use Designation __ R_-_H _____ _
Density Allowed _2_0_-_3_. o ______ _ Density-Proposed --------NA
Existing Zone ___ R_-__ 3 _______ _ Proposed_ Zone __ N_A ________ _
SUrrouniling Zoning and Land Use:
Zoning -· land Use
..
South R-3 . .
Multi-family Res. -.. '
East
.· West
R-3
R-3
·Single·family-Res~
Multi-family Res_
Schcol District
_ water District
. ~ District
Carlsbad
Carlsbad
Carlsbad
-PUBLIC FACILI'l'IES
.m,•s· ------------------------
Public Facilities Fee Agreement, dated ~A~u:::g=-u~s~t...__2_s-,,_,_19..w.8.,l ________ _
(other: -----------------------:---') ;-
~J\L IMPAC'r J\SSESSMENI'
____ Negatlva Declaration, issued ________ i.o:J No. _____ _
____ E.I.R. Ccr.tificd, d.."lted _________ _
Other, Exempt per Section 19.04.070 (f)" {4a) CMC
• '
after the inforr.1ation you have submitted has been review~, it is dete--.nined
_nat further informatio1?-required, you will. be so ad~.
APPLICANT:
AGENT:
Juniper Beach L'ID.
Name (individual, partnership, joint venture, corpo=ation, syndicatio~}
2942 Harding Street. Carlsbad, .CA 92008
Business Address
434-4576
Telephone Number
Name
Business Addr~s~
~elephone NWl:ll:)er
. . .-'
Jim Hirschberg
'Ha.me ·(individual, partner, joint.
venture, co1:3?oration~ syndication)
.2942 Harding Street Carlsbad, CA 92008
Business Address
• 434-4576
Telephone Nu..."'lber
• Miguel A. Elias
2942 Harding Carlsbad. CA 92008
3~siness Address
729-7571 .
Telephone N~a?:'
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138 Juniper Carlsbad:, CA 92008
Home ?.ddress
434-4577
Telephone Number
140. Juniper·
Home Address
434:..4577
Telep~ne ~lur:lber
Wayne Verrion 1060-13Vale Terrace Vista; • CA 92083
724-1342.
. ..
(Attach more sheets if necessary)
I/We decla:::-e t:r.der p!:!!nalty of perjury that the information contained in this dis-
closure is t.:::-~e and correct and that it will remain true and correct and ~ay be·
relied upon as being true and correct until a~ended.
BY ---------------....-------Agent, c-~ner, Par~n~r
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