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Home My WebLink About1982-09-22; Planning Commission; ; V 341 - HORTONSTAFF REPORT DATE: September 22, 1982 TO: Planning Commission FROM: Land Use Planning Office SUBJECT: V-341 -HORTON -Request for a variance of the Zoning Ordinance to reduce the sideyard setback from 10' to 1 1/2' on property located at the northwest corner of Isle Drive and Hillside Drive in the R-1 zone (4225 Isle Drive). I. PROJECT DESCRIPTION The applicant is requesting a variance of Section 21.10.040 of the zoning Ordinance to reduce the required street sideyard setback from 10' to 3'. The intent of the applicant is to construct a 20' x 20', three story garage/recreation room. The structure would be located approximately 3' from the street sideyard property line at its closest point and approximately 5' from the property line at its widest point. Plans indicate both a proposed double-wide, rolling garage door and a possible parking area at the lowest level of the structure. II. ANALYSIS Planning Issues 1. Can the four mandatory findings for a variance be made as they relate to this case? Specifically: a. Are there exceptional or extraordinary circumstances or conditions applicable to the property that do not apply generally to other property in the same vicinity and zone? b. Is the granting of this variance necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same vicinity and zone? c. Will the granting of this variance be detrimental to the public welfare? d. Will the granting of this variance adversely affect the General Plan? Discussion The main issue with this request is whether there are extraordinary or exceptional circumstances that apply to this property that do not generally apply to other properties in this vicinity. The applicant has indicated that both the configuration of the lot and the location of the existing house and swimming pool have made construction of a building difficult without intruding into the sideyard setback. A field check of the site revealed that although the southwest corner of the lot is elevated approximately 20' above street level, the lot is relatively flat, has a normal buildable area, and has other locations upon it to locate a recreation room without a variance. Also, there is an existing 2-car garage which provides adequate storage area for a single family house in a residential zone. Actually, the property has more buildable area than other similar corner lots because of a narrower right-of-way; at this location, the property line is set back only 5 1/2 feet from the curb edge instead of the normal 10 feet. Based on these facts, staff cannot make the required finding that exceptional or extraordinary conditions exist on this property that do not apply to other properties in the vicinity. A second issue is whether the applicant is being denied a property right possessed by other properties in the vicinity. No other properties in the vicinity have existing structures which are located within the street side yard setback. Staff feels therefore, that this property is not being denied a substantial property right shared by other properties in the same vicinity and zone. While the granting of this variance would not affect the General Plan, there is concern that it would be detrimental to the public welfare. Staff is concerned with the visual impact a 27' high structure will have in a residential neighborhood when built 3' from the sidewalk. Another possible problem is that due to the decreased sideyard setback, any automobiles stored in the driveway would encroach into the public right-of-way. Staff feels that the granting of this variance, with its visual impact and the potential of having an automobile overhang into the public right-of-way could be detrimental to the public safety and the public welfare and could set a very undesirable precedent. Attached to this report are two letters of opposition from nearby residents reflecting these concerns. The applicant has already excavated a portion of his property in anticipation of approval of this variance; however, it was done without a grading permit or any set of approved plans. In summary, staff feels that the request does not meet the four required findings for a variance and, therefore, cannot recommend approval of this project. -2- IV. ENVIRONMENTAL REVIEW This project is exempt from environmental review per Section 19.04.070 {F){4){A) of the Environmental Ordinance. V. RECOMMENDATION It is recommended that the Planning Commission ADOPT Resolution No. 2021, DENYING V-341, based on the findings contained therein. ATTACHMENTS 1. PC Resolution No. 2021 2. Location Map 3. Background Data Sheet 4. Disclosure Form 5. Exhibit "A", dated August 16, 1982 6. Letter of opposition from Ronald Clarke, dated September 14, 1982 7. Letter of opposition from John Fitzgerald, dated September 14, 1982 AML:bw 9/22/82 -3- LOCATION MAP. APPLICANT HORTON CASE NO. V-341 CASE 00: V-341 APPLICANT: Skip Horton BACKGlUJND DATA SHEET REQUEST AND r.o:ATIOO: Variance request to reduce the street side yard setback fran 10' to 1 1/2' by construction of a three-story recreation/storage roan. I...EGAL DESCRIPTIOO: Lot 100 of Carlsbad Tract No. 72-18, Unit No. 2. APN: 207 -211 -05 Acres 8,352 square feet Pre.posed No. of Lots/Units ___ 1 __ GENERAL PIAN AND zooni; Lard Use Designation Ril-1 ----- Density Allowed 0-4 Density Pre.posed N/A --------- Existing Zone R-1 Pre.posed Zone N/A ----------- Surroundirg Zonirg arxl Lam use: Zoning Site R-1 North South East West ----- R-1 R-1 R-1 R-1 Land Use SFR SFR SFR SFR SFR PUBLIC FACILITIF.S School District Carlsbad Water Carlsbad Sewer Carlsbad EDU's ----- Public Facilities Fee Agreement, dated Excepted fran requirement per City Council Policy No. 17. ENVIRH-1ENrAL IMPACI' ASSESSMENT Negative Declaration, issued ---------------- E. I. R. Certified, dated -------------- Other, Exempt per section 19.04.070 (F) (4) (A) _,,-,.Lt /I} ~<; c..,., ,...,.,. ' ,.✓ pr.-~--··~ . .dter the .information you have submitted bus been rev.i_ew~, it , . ,'hut: further inform.a tion • -required, you will be so ad: ed. i is determined A?PLICAl-lT: s·iJ ~ jlop_;ro,1) Name (individual, p~rtnershiI?,-joint venture, corporation,. syndicatio.1} +2. 2.,;-;:-. ...:rs le. Df!.. Che.!01 i ,io Business Address . (711:) 72-~--77-zr· • 4elephc-nti Nl.Ul".ber • • .. AGENT: ·----------------------------------------'--N<;tma _____ ..... _....,.__,. ... ___ , ___________ . _ _.__,_ ___ ~-_. ......... .------- Business .l'.dd.r~s~ •• .. · ·. Telephone m1.!!1ber ..... · ,· .. : . HEL-IBERS: _._ --------Name •(j,ndiv.id-.iaJ., part.n~'!r, joint. _ ---------------Home .ru:ktx·ess • venture, corporation, syncUcati.on) --_____ ... _______________ ,,,. ___________ ... __ • Business l:.ddress ~-------------Telcphor.e l~·.miber -·------------------3•.isiness ·Andress ?elephor.e Ni.!Ltl:!er ·--------- ------,...--------~--_____ , ______ _ (Attach more sheetn if necessary) . 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