HomeMy WebLinkAbout1983-01-26; Planning Commission; ; CT 82-25|V 344 - UKEGAWA~ )ICATION SUBMITTAL DATE:
DATE:
TO:
FROM:
STAFF REPORT
January 26, 1983
Planning Commission
Land Use Planning Office
_ -~MBER T, 1982
SUBJECT: CT 82-25/V-344 -UKEGAWA -Request for an eight lot
tentative tract map with a variance for setback
reductions on the south side of Palomar Airport Road,
east of Laurel Tree Lane in the PM-Q zone.
I. RECOMMENDATION
It is recommended that the Planning Commission APPROVE the
Negative Declaration issued by the Land Use Planning Manager and
ADOPT Resolution Nos. 2073 and 2074, APPROVING CT 82-25/V-344
based on the findings and subject to the conditions contained
therein.
II. PROJECT DESCRIPTION
The applicant proposes to divide a 13.89 acre lot located as
described above, into eight lots, seven of which will be
buildable. The eighth lot will consist of steep slopes·which
will be left in their natural state. The seven buildable lots
created by this subdivision will vary in size from 1 to 1.84
acres in size. The road previously approved for CT 82-4,
Birtcher, (see map attached), will be extended_through this
property to the existing alignment of Laurel Tree Lane. All of
the lots created by this subdivision will obtain access from
this frontage road.
The construction of the proposed frontage road will make all of
the lots created by this subdivision through-lots. The zoning
requirements of the P-M zone, in which this property is located,
would require a 30' setback from the frontage road. The
applicant feels. that this 30' setback along with the required
50' setback from Palomar Airport Road would make it very
difficult to develop the narrow easterly portion of the
property.
In order to make lot 7 economically developable the applicant is
requesting a variance to reduce the frontyard setback from 50'
to 40' for lot 7 and a reduction of the frontage road setback
from 30' to 10' for the easterly 225' of lot 7. The applicant
is requesting that the 30' setback along the remaining portion
of lot 7 be reduced to 20'. This would give lot 7 a minimum
buildable depth of at least 100'.
-···----~--··•-···--·-·•··--•·--~-•• --···----------~--
(-,_
The applicant is also asking for a variance to vary the setbacks
along the frontage road fr~m 20' to 40' with a 30' average for
the remainder of the property rather then having a straight 30'
setback. The final portion of this variance would be to reduce
the street sideyard setback from 30' to 5' along the westerly -
edge of lot 1.
ANALYSIS
Planning Issues
1. Does the proposed tentative map meet the requirements~
of the Carlsbad Zoning Ordinance?
2. Does the proposed project meet the requirements of
Carlsbad Subdivision Ordinance and the State
Subdivision Map Act?
3. Can safe and adequate access be provided to this site
if Laurel Tree Lane is abandoned?
4. Can the four mandatory findings for approval of a
variance be found in this case which are as follows:
a. Are there exceptional or extraordinary
circumstances applicable to the property that do
not apply to other property in the vicinity?
b. Do other properties in the vicinity share a similar
right which is denied to this property?
c. Will this variance adversely affect the
comprehensive General Plan?
d. Will this variance be detrimental to other
properties in the vicinity?
Discussion
CT 82-25
The proposed tentative map complies with all of the requirements
of the Carlsbad Zoning Ordinance, except for the requested
variances. All of the lots will have a minimum area of one acre
as required by the P-M zone. As mentioned previously, all of
the lots will gain access from the proposed frontage road.
Since this property has a Q-overlay, individual site development
plans will be required for each parcel prior to the issuance of
a building permit.
As proposed, this subdivision meets all of the requirements of
the Carlsbad Subdivision Ordinance and the Subdivision Map Act.
The proposed map and improvments are consistent with the
-2-
Carlsbad General Plan. The site is physically suited for the
type and density of development proposed by the applicant. If
all of the mitigation meastires listed in the conditions of
approval are fully ,implemented, the proposed subdivision and its
improvements should not cause substantial environmental damage.~_.
Also, the proposed subdivision and its required improvements
should not cause serious public health problems nor will the
design of the subdivision conflict with any easements.
The exact alignment of College Boulevard in the vicinity of this
project has not been determined. However, the following factors
would appear to make it necessary for College Boulevard to
intersect Palomar Airport Road to the west of the existing
alignment of Laurel Tree Lane:
1. Topographical constraints on the north side of Palomar
Airport Road.
2. The need to avoid existing electrical transmission
lines on the north side of Palomar Airport Road.
3. The need to provide adequate intersection spacing on
College Boulevard and still provide adequate access to
develop a large portion of the property to the north of
Palomar Airport Road.
As shown by Exhibit C, these constraints would force C~llege
Boulevard to intersect Palomar Airport Road to the west of the
subject property. After College Boulevard intersects Palomar
Airport Road it would be possible for it to gradually swing to
the east and merge with the alignment of Laurel Tree Lane south
of the subject property. In order to determine the exact
alignment of College Boulevard in this area it will be necessary
for the affected property owners to coordinate development plans
north and south of Palomar Airport Road.
As mentioned earlier it appears that College Boulevard will be
aligned to the west of the subject property. When this portion
of College Boulevard is constructed it will be necessary to close
off and abandon the present alignment of Laurel Tree Lane to
avoid traffic conflicts. However, it is not known when this
porton of College Boulevard will be constructed. The applicant
desires to subdivide his property at this time. Therefore, staff
recommends that Laurel Tree Lane be used to provide temporary
access to this site until the property to the west is subdivided
and College Boulevard is constructed. When this occurs the
frontage road serving the subject property can be extended to
College Boulevard and Laurel Tree Lane can be abandoned and
replaced with landscaping.
V-344
As explained in the project description, the applicant is
requesting several setback reductions for the lots created by
-3-
,.
this subdivision. Staff feels that there are a number of
extraordinary circumstan~es that justify the requested
variances:
1. The easterly portion of the property is very narrow. -
2. City arterial spacing policy prevents access on Palomar
Airport Road and Laurel Tree Lane.
3. A frontage road is required along the edge of the bluff
creating through lots.
4. Laurel Tree Lane will eventually have to be abandoned
and replaced with landscaping.
Other properties in the vicinity of the subject property have
been allowed to have reduced setbacks from the proposed frontage
road. On August 19, 1982, staff, the applicant and two adjacent
property owners met to discuss the alignment of the proposed
frontage road and to determine a method of assuring that all of
the properties effected by this frontage road would have a
minimum buildable depth of 100'. A letter detailing the results
of that meeting is attached to this report. On August 25, 1982
the Planning Commission approved CT 82-4/PUD-38 and allowed the
westerlymost lot of this subdivision to reduce its setback from
30' to 20'.
Staff feels that allowing the applicant to vary the setback
from 20' -40' with a 30' average along the frontage road
through the majority of the property will allow for greater
design flexibility and variety than would a straight 30'
setback. The reduction of the side yard setback on lot 7 from
30' to 5', adjacent to Laurel Tree Lane, is a reasonable
request, because a new landscaped setback will be created when
existing Laurel Tree Lane is abandoned.
Approval of this variance will not adversely impact the
comprehensive general plan nor have a detrimental effect on
other properties in the vicinity. Staff feels that approval of
this variance will not set an undesirable precedent due to the
unusual topography, the narrow width of the property and the
need for a frontage road in this area.
In summary, staff feels that the proposed tentative tract map
complies with all applicable ordinances and adequate access can
be provided on a temporary as well as a permanent basis. In
addition, staff feels that the four findings necessary to grant
a variance can be made and recommends approval of the proposed
tentative tract map and variance.
-4-
III. ENVIRONMENTAL REVIEW
The Land Use Planning Manager has determined that this project
will not have a significant impact on the environment and,
therefore, has issued a Negative Declaration on January 5, 19~1.
ATTACHMENTS
1. Planning Commission Resolution Nos. 2073 and 2074
2. Location Map
3. Background Data Sheet
4. Disclosure Form
5. Environmental Documents
6. Reduced Exhibits
7. Letter, dated August 19, 1982
8. Exhibits "A" -"C", dated November 4, 1982
MH:bw
1/12/83
-5-
bja CT 82-25/V-344 *
VICv”Y MAP
. .,
BACKGROUND DATA SHEET
CASE NO: CT 82-25/V-344 •
APPLICANT: Ukegawa
REQUEST AND LOCATION: Eight lot tentative tract map with a variance for setback
reductions on the south side of Palomar Aiq;ort Road, east of Laurel Tree Lane.
LEGAL DESCRIPTION: A portion of rot "G" of Rancho Agua Hedionda according to k
Map 823 filed tbvenber 16, 1896. APN·: 212-040-25
Acres 13.89 Proposed No. of Lots/Units 8 --------------
GENERAL PLAN AND ZONING
Larxl Use Designation PI --------
Density Allowed Density Proposed -----------------
Existing Zone P-M Q Proposed Zone --------'"'----------------
' Surrounding Zoning arxl Land Use:
Y.oning
Site P-M Q
tbrth P-M
South County S-90
East P-M Q
West P-M Q
PUBLIC FACILITIES
Land Use
Vacant
Vacant
Vacant
Vacant
Vacant
School District carlsbad Water Carlsbad Sewer Carlsbad EDU's ----------
Public Facilities Fee Agreement, dated ____ j_ul-=y_6,a_,_1_9_8_2 _______ _
ENVIRONMENTAL IMPACT ASSESSMENI'
..lL_Negative ~laration, issued January 5, 1983
E.I.R. Certified, dated --------------
Other, ------------------------------
,.
· .t.½1a.t further information ~J ?quired,-_ you will. be so advif4_"•· ·_
?--'-· ,c..· \. ••
. • 1Ii.i:osbi. & Miwako. tll¢ga.wa .and Joe· & Irene Ukegawa
.. ,.
J\PPLICA?:r.r:
t-tame (individual, partnership, joint venture, corporation, syndicatio.1)
AGEN'!':
. • . . ..
MEH3EPS:
Business ~ddress
· (714): .438-2191
~elephone Nu.'tlber
'The·. Agatep. Cc,j:poration • •.
.P.;O. :sox· 590,'. pn:lsbad, GA 92008'. •
Business Ac!dr_es?
• ·, · •• •. (714)-... 434-1.05~' ·.
Telephone NUJ!lber·
llame ·(inc;ividual, partner. joint ..
ventu-re, corporation, syndication)
-Business Atid~ess
3~siness Addre~s
Telephone Ncz:tber
.. ,,..
--------------------·· Home lddress
Teiephone Nu.:-nber
Rome Address
Telep~ne ~lu."ilber
• (Attach more sheets if necessary)
• I/~·Ie d~clc~e u~de!'.' penalty ·of perjury that th~ inforr.ation contai.!ed in this dis-
closu:::-.t! is true and correct and that it will remal.·n tru= a t d h • = an correc an r.iay e
rclicG upo~ ?.S b~ing true and correct until a~ended.
• \-\.~~~~<:ii:: U '(.;.~?;;AW~
A1: :>-·-l.C::1.llt
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• ,.
DEVELOPMENTAL
·SERVICES.
1200 ELM AVENUE
CARLSBAD, CALIFORNIA 92008
□ Assistant Clly Ma;,-tge,
(714) 438-5596
□ Building Deoartr,,.,01
(714) 438-5525
D Englneerlns ue!)ar!'l!ent
(714) 438-5541
□ Housing & Redevelopment Department
3096 Harding St.
(714) 438-5611
QCitp of QI:arl.u&ab
J;lf Planning Department
(714) 438-5591 PUBLIC NOI'ICE OF PREPAFATION
PLEASE TAltE NOl'ICE:
'!he Lam Use Planning-Office of the City of Carlsbad intends to
prepare a Negative Declaration for the following project:
Project Description: Eight lot tentative tract· map an:1 variance.
·Preparation of the pro_posed lots will require approximately 14, 700
cubic yards of cut and 70,500 cubic yards of fill.
Project address/Location: Southeast corner of Palomar Airport Road
and Laurel Tree Lane.
Anticipated significa.I)t impacts: N::>ne
We need to know your ideas about the effect this project might have
on the environment and your suggestions for ways the project could be
revised to reduce or avoid any significant environmental damage.
Your ideas will help us decide what issues to analyze in the environ-
mental review of this project.
Your comments on the environmental i.rnpact of the proIX)Sed project may
be submitted in writing to the Land Use Planning Office, 1200 Elm
Avenue,. Carlsbad, CA 92008, no later than Decerrber 14, 1982.
DATED: l'bveir.ber 23, 1982
CASE NO: er 82-25/V-344
APPLICANT: Uk:egawa
PUBLISH DATE; Noverrber 27, 1982
,1v\,~~-, MICHAEL J. HOMi4jR,
Land Use Planning Manager
ND 3
5/81
DEVELOPMENTAL
SERVICES
□ Assistant City Manager
(714) 438-5596
1200 ELM AVENUE
CARLSBAD, CALIFORNIA 92008
D Building Department
(714) 438-5525 <ttitp of <lCarlsbab
D Engineering Department
(714) 438-5541
□ Housing & Redevelopment Department
3096 Harding St.
(714) 438-5611
JI! Planning Departm'!nt
(714) 438-5591
NEGATIVE DECLA.."tl.:l\.TION
PROJECT ADDRESS/LOCATION: Southeast corner of Palomar Airport Road
and Laurel Tree Lane.
PROJECT DESCRIPTION: Eight lot tentative tract map and variance.
Preparation of the proposed lots will require approximately 14,700
cubic yards of cut and 70,500 cubic yards of fill.
'lhe City of Carlsbad has conducted an environmental review of the
above described project pursuant to the Guidelines for Implementation
of the California Environmental Quality Act and the Environ.~ental
Protection Ordinance, of the City pf Carlsbad. A.s a result of said
revie.-1, a Negative Declaration (declaration that the project will not
have a significant impact on the environment) is hereby issued for the
subject project. Justification for this action is on file in the
Lancf Use Planning Office.
A copy of the Negative Declaration with supportive docUi~..ents is on
file in the Land Use Planning Office, City Hall, 1200 Elm Avenue,
carlsbad, C.i\.. 92008. Comments from the public are invited. Please
submit comments in writing to the Land Use Planning Office within ten
• (10) days of date of issuance.
DATED: .January 6, 1983
CASE NO: er 82-25/V-344
APPLICi\t.~T: Ukegawa
PUBLISH DATE: January 12, 1983
ND-4
5/81
l~~~Q~
~MICHAEL J. HOLZMILLER
Land Use Planning Manager
,.
Conference Attendees:
DATE:: August 19, 1982 r
TIME: 1:30 to 2:30 PM
SECTION: Land Use 1Planning Division
Hank Worley
Joe Sandy
Bill Hofman
Al Aladray
Mike Howes
Ric.hard 1\lle1
SUBJECT_: SETBACKS OFF OF THE FRONTAGE ROAD THAT WILL BF.: ALIGNED
THROUGH THE BIRTCHER, ALADRAY AND UKEGAWA PROPERTIES.
The purpose of this meeting was to determine the alignment Qf _the
proposed frontage road and the possibility of setback variances for.
the properties involved. First staff determined that Mr. ALadray
had approximately .26 acre of usable land if his property was
developed under the standard P-M zone setbacks-with no frontage
road along the back of __ his--property. Staff calculated that he
would have a buildable-area of approximately .27 acre with the
frontage road behi~d his-property and reduced setbacks. , -.
; ·:·· ,.
Staff could recommend approval of variances for the following
setbacks:
Aladray Property
Birtcher Property
I
Ukegawa Property .
Length of Property*
225'
75'
Remainder
-40 1 setback from Palomar Airport Road
5' sideyard setbacks
10' setback off the frontage road
Lot 7 could have a 20' setback off of
_ the-frontage road, all other lots
would have a 30' setback off of the
frontage road
Setbacks shall be determined per the
-following chart:
Setback off of
Palomar Airport
Road
40'
40' so•
Setback off of
the frontage
Road
10'
20'
20' -40' width
a 30 • average
*Measured westerly from the westerly boundary o~ Mr. Aladray's
property.
Everyone agreed that the proposed frontage road should be located
as close as possible to the existing slope on the southerly portion
·of the Ukegawa property.· Staff would be willing to consider
allowing low retaining walls to be built in this slope for a
distance of 300 feet measured from the Aladray property.
The reduction from 30' to 20' for the setback off of the frontage
road for lot 7 of the Birtcher property would be hanaled as a
condition of the tentative tract and planned unit development being
presented at the August 25th Planning Commission-meeting~
r:-•
Page Two Conference
August 19, 1982
Mr. Aladray and M~. Ukegawa or their agents would have to apply for
variances to allow for their setback reductions. Staff can~qot
guarantee that the variances will be granted by the Planning
Commission, but feels that the applicants have adequate grounds to
apply for a variance. Hank Worley would supply staff with four
copies of the la~ge scale plan that was examined at the meeting.
Staff would mark the proposed setbacks on these plans and make sure
each of the property owners involved received a copy .
. ~~u:6 f/!~r>-
· MIKE HOWES
Assistant Planner
MH:bw
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Of AUGUST 19, 1981
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LEGAL tJESCRIPTION 1
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NOVEMBER 11, 198.2