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HomeMy WebLinkAbout1983-03-09; Planning Commission; ; CT 83-02|CP 225|V 346 - STANDARD PACIFIC·---- . . . . STAFF REPORT DATE: March ~, 1983 TO: Planning Commission . FROM: Land Use Planning Office APPLICATION SUBMITTAL DATE: ,. !~ •.\J.1-- !I!-"ARY • 20, 1983 ~I\ CD SUBJECT: CT 83-2/CP-225/V-346 -STANDARD PACIFIC -Request for approval of a planned development consisting of 192 detached single-family units and 392 attached units. Also a variance request to reduce the front yard setback on several of the units. The property is located at the existing east end of Poinsettia Lane, immediately north of the Spinnaker Hills development in the RD-M zone . I.· RECOMMENDATION It.is-recommended that the Planning Commission ADOPT Resolution No. 2090 and No. 2091, recommending APPROVAL-OF CT 83-2/CP-225 and DENIAL of V-346, respectively, to the City Council, based on ·the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION The applicant is requesting two actions. The first is approval of a 584 unit planned development ·on the 83 acre parcel as •• described above. The second is a front setback variance for several ·of the units. The proposal involves the development of 192 detached single- family houses on the southern half of the site, .and 392 attached units, in sets of four and six-plexes on the northern half, as shown on Exhibit "A". The detached units are situated on 45-65 foot wide lots with varying (front and side) setbacks, elevations, and roof lines. A 12-15 foot wide landscape screen is proposed along the southerly lot line to buffer the existing single family development to the south from this development. The southerly (detached) units with their individual lots, are separated from the attach·ea (postage stamp) units by the extension of Poinsettia L~ne. Only two points of access will be taken off this arterial. The extension.of Batiquitos Drive .northward will serve as the main collector for the northern units. The developer has proposed tw~ types of attached units. Type A units contain a rear-loading two-car garage. Type B units possess a one-car front yard g~rage with the additional resident parking space in a garage located on the ends of individual buildings. Most of the easterly units will have ocean views~ . . . ... ) The proposed density for the project is 7 du/ac which is within the 4-10 du/ac range designated for this site by the Land Use - Element of the General Plan. ~ .. The site is presently vacant with few outstanding natural features. A major recreation area will be incorporated into a small, natural geologic ampitheater. Approximately 420,000 cubic ·yards of earthwork are expected for development of the project. This grading will have an average deviation from natural contours of about 3.1 feet. III. ANALYSIS CT/CP Planning Issues Does the proposed project satisfy all design criteria and development standards of the Planned Development Ordinance? • 2) Is the project compatible with surrounding development? Discussion Staff believes that the proposed project does meet the design criteria and development standards of the Planned Development Ordinance. The linear streets of the southerly (detached) portion should be adequately broken-up by substantial front and side yard setback variation, and variety in orientation,-height, and pitch of rooflines. The alignment of Ivy Street and A Stre·et is such that through traffic from surrounding development will not be encouraged. The site plan of the northern (attached} portion is regulated to a great degree by the developers chosen product type and the desire to maximize the number of units possessing ocean views. Th~ relatiyely_ lineaF str~ets, occasion~l garage_court, and. __ eitensive asphalt use ar~·a re~ult of the~e factots. The units· are "vehicle-oriente~" in that most_ (all type A) possess a two- ca't' garage ·at· the ·unit.' The remainder ·c type B), 1 have • one • • • ' resident space directly in front of the unit and the second in a near.by garage. In a small percentage. of the cases ( 15%) this garage is 150-200 feet from the unit. Guest parking is provided on private and public streets, in all cases directly in front of the units._· The vast majority of the drives run north-south so that units will have a westerly views . . Two major recreation areas and a small pnssive area are well interspersed throughout the development. The units also have private patios, and in some cases, balconies. Recreational vehicle storage to accomodate approximately 30 vehicles is propos·ea on the western boundary·of the site. ·-• Overall, staff believes that the proposed development satisfies the requirements of the Planned Development Ordinance. • -2- .. The pr"oj"ect is compatible with existing and future land uses in the area. The southe~n (detach~d) units provide an excellent , t'ransition between the 7500 sq.ft lot single famify development to the south and the attached units to the north. A similar condominium project. CT 82-30 (Pacesetter} has already· been approved to the west. - In summary, staff supports the project and recommends approval. IV. ANALYSIS -VARIANCE Planning Issues 1) Are there exceptional or extraordinary circumstances applicable to the property that do not apply generally to other property in the vicinity? 2) Is this· variance n·ecessary for the preservation of a substantial property right denied the property in question? .• . 3) Will this variance be materially detrimeh~al to the public welfare? 4) Will this variance adversely affect the general plan? Discussion The applicant is requesting a front· setback variance on all Type ·e units (front-loaded single-car garages) on the northern portion of the site, only when directly across this street from the rear-loaded Type A units. The applicant has indicated that this redu_ction from the required 20 foot setback is requested-only as follows: F'irst, whenever a setback is reduced on one side of a street, it will be increased by that same amount on the opposite side of the street. Second, that the variance will only apply to units on private streets. Third, that it will only reduce the setback on the B unit side (those with .front-loaded, single garage driveways). Finally, that the distances between the buildings across a street will not be reduced. •' The result ·of this variance would be an increased usable yard in front of the A units (rear-loaded double garages) across the street and reduce the amount of driveway paving, generally enhancing the overall street scene. The site plan in the Planning C9mmission packet does not reflect the variance request. The applicant will demonstrate his request at the Commission meeting. Whil.e staff agrees that the concept of the request would create an improved project, we cannot make the first two required findings. As such, staff must recommend denial of the variance request. -3- V. 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 February 18, 1983. •• .,. • ATTACHMEN'rS 1)· Planning c~~mission Resolution ~os. 2090 and 2091 2) Location Map 3) Background Data Sheet 4) Disclosure Form 5) Environmental Documents 6) Exhibits "A", dated March 4, 1983, "B", "C", "D", "E", "F", "G", "H", "I", "J", and "K",_dated January 21, 1983, and "L" and "M", dated March 1, 1983. PJK:bw 3/1/83 I I.! I -4- . \. ! •.... ' ,· A-PPL&CAi\J·r __ sTANoAno PAc1Frc .· . ., . .. .• ' ' BACKGROUND DATA SHEET .. ~E NO: .. Cl' 83-2/CP-225/V-346 APPLICANT: Standard Pacific .,. . REQUEST A'"ID IJX:ATION: Approval of tentative tract map and condominium pei:mit for 584 units and setback variance for several of these units. LEGAL DESCRIPTION: A portion of the west half of the northeast quarter of Section 28, Tier 12 south, Range 4 West, San Bernardino Base and Meridian. KPN: 214-170-65 • Acres 83.1 Prq>0sed No. of rots/Units ·584 -------------- GENERAL PIAN AND ZONING Land Use Designation RM -------- ~nsity Allowed 4-10 du/ac Density Proposed 7 du/ac Existing Zone RD-M ---------Proposed Zone N/A Surrounding Zonin::J arrl Larrl Use: ' •' zoning Site RD-M North. E-1-A (Co.) South R-1 East E-1-A (Co.) West PC PlBLIC FACILITIES Land Use Vacant Vacant Residential Greenhouses Vacant School District Carlsb3d Water Carlsbad Sewer Encina EDU's 584 ----- Public Facilities Fee Agreement, dated Januacy 18, 1983 --------=----------- EN\TIRONMEN'I'l\L IMPACT ASSESSMENT . _lL_Negative Declaration, issued Februacy 18, 1983 E.I.R. Certified, dated _____________ _ Other, ------------------------------ . . I •-..,. ,,,,,_,-._.,.,_,,,_,~-,~--..•~.-• .--., • ....,...,._,,_.__,_,....a,--,,,-,,,•~----~ ... --~-.,h ~-•~•~ ·--•---·--.... _ ---·-----•--··••·-·•·•--•---, ••• -•-.. ... .. l - . . ,that further .... . . . -. . • hP.PLICltNT: . : . information i! ;quired, you will be so advi! . ) .. ~--./ . .. • STAUDARD PACIFIC OF SAN DIEGO Name (individual, partnership, joint venture, CO!'."poration,. syndication) . 729·0 Clairemon't Mesa Boul~vard, San Diego, CA 92111 • Business Address (6J\)) 279-2042 . . . . . • .. .. . . · . ..: ... . .,. •. t. • ~ .• .. . . .. . . . . : .. . ' . . .. • .. . . .. . •. . ... ... :· ;• • .. • . AGENT: Telephone Number · (S.ame As· Above) : ... " . , ; .... •, ... . . . . . .. . . I • ... • ' ... ... ,; . .... ···:,,_· ::,_· :.-:·, ... Standard Pacifi~' Cor~-~ 1565 ·west r~a~Ar~hur. Bl ~d., Costa Me~~~ CA . .. •• ,r , , ----,---------------------------------------•· • •• Business Address -•• .. _. .. · .. ~--.. •• ~.-.... • : :_· ':•: :_(.7J_l1 ) 546 ] l 61. .' •. •• -, .. · • · 'i;elephone Nt::.-:i.ber . ~ .. "' ~ .• ...... :· • ..... : . . • . •' . . . .. .. . Telephone Nurnber Home l'dd:::-ess .. ••• •• -----,.-------------------,,--------------------'· . .. 3~siness Address , ... . . ·. . . . . \· ..... ~--. ·.-. :·· •• -: . .. . . . . . ·.••· (Attach more sheets if necessary) . •. .• . .. . _: •• I/He decl,~e ur:.der penalty of perjury that the inforr.-:ation cont.:ii~ec in thit, dis- closure is t?:"ue and correct ,md that it ~ill rem«in. true and co,:?:ect and r.my be· -relied upon as bei.lg true and correct until a:nendcd . . . . • • • STANDARD PACTFIC OF GAH DIEGO • •. ?x'~-'---ny Hobert M. Allun ~ Prc:.idcnt • ·su ...... L'ltTI'ED BY APPLICANT ATTACHMENT TO SUPPLEMENTAL INFORMATION FORM VARIANCE 4a) The extraordinary conditions applicable to the intended use of the property ·are that the proposed project will have townhouse dwellings with front loaded parking across a private street from the fronts of townhouse dwellings with rear loaded parking. This configuration requires additional driveway area on the project which can be reduced to normal neighborhood levels by the granting of this variance. • b} It is important to note that the variance is requested only ~hen ALL of a group of special circumstances occur together. Firstly, whenever a setback is reduced on one :side of a street, it will be increased by that same amo.unt on the opposite side of the street. Secondly, that the variance will only apply to units on private streets. Th~rdly, that it will only reduce the setback on the side with individuals' driveways. Finally, that the distances between the buildings across a street will not • be reduced, and hence, no density increase would occur . . The ordinance as it exists insures that the development of properties in this zone provide sufficient guest parking, part of which may occur in driveways of 20' or more, thereby insuring a street scene not dominated by parked cars which degrade the aesthetics and safety of a neighborhood. 20 1 setbacks also provide that there is _an area sufficient to create an appealing landscape. The proposed development provides.such a substantial amount of guest parking (3.4 times the required amount) in an attempt to create an uncluttered street scene, that the right of future residents to a low amount of street paving and high amount of landscaping is to some extent reduced. The granting of the variance will reduce the amount of driveway paving and thereby offset the paving for the additional guest parking proposed. The increase of the required setback on the opposite side will increase the amount of landscaping, thereby enhancing the overall street scene. c) The granting of the variance will increase the·amount of landscaped area in the ~reject by increasing the required setb~ck on one side of the street, .thereby increasing the amount of landscaping, while reducing the setback on one side, thereby reducing the amount of paving. 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