HomeMy WebLinkAbout1983-08-24; Planning Commission; ; CT 83-14|CP 240|V 349 - BUZZASTAFF REPORT
DATE: August 24, 1983
TO: Planning Commission
FROM: Land Use Planning Office
SUBJECT: CT 83-14/CP-240/V-349 -BUZZA -Request for approval of
a Tentative Tract Map and Condominium Permit for 7
attached dwelling units on .3 acres on property located
at 170 Walnut Avenue, between Carlsbad Boulevard and
Garfield Street. Also, request for approval of a
variance to allow decreased driveway width on the
project.
I. RECOMMENDATION
It is recommended that the Planning Commission ADOPT Resolution
Nos. 2165 and 2166, APPROVING CT 83-14/CP-240 and V-347,
respectively, 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 7 unit condominium project on a long (217 feet) and narrow
(60 feet) lot in the R-3 zone. The second is a variance to the
zoning requirement for a 24 foot wide driveway. The project
proposes a 20 1/2 foot driveway.
As shown on Exhibits "A" and "B", the project involves a linear,
2-story over parking (3-story total) condominium building which
will reach a maximum 35 feet high. The Exhibit "C" floor plans
demonstrate how each unit (2-story townhouse living area) will
possess two balconies overlooking the driveway and related
landscape area. Exhibit "D" (elevations) show the proposed mid-
building break which is intended to provide roof-line relief,
and accommodate a common recreation area above the visitors
garage. The project would result in an overall density of 23.3
du/ac which is well within the General Plan density (RH) in the
beach area of 20-30 du/ac.
III. ANALYSIS
Planning Issues
1. Does the proposed project satisfy the design criteria and
development standards of the planned development ordinance?
2. Is the project compatible with surrounding development?
3. Can the project meet the four required findings for approval
of a variance? Specifically:
(a) That the lot has exceptional or extraordinary
circumstances;
(b) That without the variance, the owner is being
denied a substantial property right;
(c) That the variance will not be harmful to the
public welfare; and
(d) That the variance will not adversely affect the
General Plan.
Discussion
Staff had some initial concern regarding the building layout,
which appears linear and seemingly unimaginative. After working
closely with the project architect to attempt alternative site
layouts, Staff and the architect came to the conclusion that the
site is extremely constrained by its narrow width. Several
different site plans were initiated, attempting to break-up and
vary the orientation of the buildinqs. The conclusion reached
was that a long building running length-wise down one side of the
lot was virtually the only way to develop multi-family units on
the lot. In addition, it was noted that the size of the units
would be restricted severely by the fact that the driveway and
building setbacks would take up over half (35 feet) of the
property width. The resulting proposal requests a variance
to reduce the driveway width from 24 feet to 20 1/2 feet to allow
for larger units, and a 2 foot landscape buffer and fence along
the driveway side property line.
To help break up the facade and roof line to the greatest extent
possible, the project has included double balconies, exterior
tree wells and planters, and a mid-building break to accommodate
a common recreation area. Staff believes that, considering the
lot constraints, the project meets the design criteria of the
Planned Development Ordinance.
The project also provides sufficient setbacks, parking
facilities, recreation and storage area, and all other
requirements, to meet the development standards of the Plan
Development Ordinance. Common recreation facilities include a
spa, cabana, and wet bar. Storage is provided in the garages.
The project is located in an area where the City is encouraging
higher-density residential projects. The area is presently in a
state of transition where old, single-family houses are being
torn down to provide multi-family housing. Since many of the
lots are extremely narrow, Staff encourages lots to develop
together as a larger planned development. In some cases, this is
not feasible. Staff believes that this project is compatible
with surrounding existing and future land uses in the area.
Staff also believes that this project meets the findings required
for approval of a variance. The lot has exceptional or
extraordinary circumstances because it is designated for multi-
family use, but is constrained by a 60 foot width. In addition,
the applicant is being denied a property right, because since all
properties in this area are zoned for high density residential
development, narrow lots such as this, if held to required
driveway widths, would likely result in units much smaller than
on other sites in the area. Also, the granting ·of this variance
will allow the construction of a landscape buffer to soften
the view of the driveway and help shield it from neighboring
property. This is a normal requirement and amenity on other
projects in the area.
Staff believes that this project will not be detrimental to
public safety since two cars can pass each other on a 20 1/2 foot
wide drive and the 24 foot garage back-up will be maintained.
Also, the fire marshal! has indicated that fire protection will
not be adversely affected. Staff can foresee no way in which the
granting of this variance will harm the intent of the General
Plan. In summary, Staff recommends approval of the project
and the variance request.
IV. 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 July 19, 1983.
ATTACHMENTS
1. PC Resolution No's 2165 and 2166
2. Location Map
3. Background Date Sheet
4. Disclosure Form
5. Environmental Documents
6. Exhibits "A", "B", "C", "D", and "E", dated August 4, 1983
CG:ad
8/12/83
.. . .
1-.PPLICA.'.rt: B112za, or11 e i paj vid]:1a1 . N~e (individual, partnership, joint venture, cor;oration. syndication)
AGENT:
. .
170 walnut Avenue, Carlsbad,.·cA 92008
Business Address t
436-4583
~elephon• N~U
Agateo co·rpc{ration (Jack Henthorn)
Name
P.O. Box 590, Carisbad, CA 92008
Business~••~
(619°)" • 4"34~1-056 .. . . .
~elephon• Nw=er ·
-. . ...
?iame ·(individual., partner, joint ..
venture, co:poration, syndication)
-------------------
B~siness Address
3~siness Ad:!ress
Telepho:r:s N~e.r
Home Address
~elephone Nwuber
(Attach more sheets if necessary)
--......
. -• I/We d9cla::e u~der penalty ·of perjury that the 2.nforcati~n contained in this dis-
closure is t::--Je ana correct and that it will remain true and correct ~ncl may be•
relied upon as bein; true and correct until z~ended .
. BY _____________ ...;.. _______ _
DEVELOPMENT AL
SERVICES
1200 ELM AVENUE
CARLSBAD, CALIFOrtNIA 9.:!0C8-1ShB
LAND USE PLANNING OFFICE
QC itp o·f 'l arlsbao
N'.::GATIVE DECLAFATION
PH)JECr ADDRESS/LCXATICN: i70 Walnut Avenue, between Carlsbad
Boulew:1.rd arrl Garfield S:-.reet.
(619) 438-5591
PH)JECT Dl::SCRIPTirn1; tiq:-,t unit tentativ: tract map and codominium
permit.
The City of Carlsbad has conducted an environmental review of the
above described proj~ct pursuant to the Guidelines for Imple~entation
of thr-: CJ.lifornia En·:ixon.1nental Quality Act ar.d the Environmental
Protecti-:m Ordinance c-f; t\:~ City of Carlsbad. As a result of said
r~view, A :~r.-:qative rr:cla.-:.-ation (declaration that the projE:ct will not
ha'✓:: a significant i_-:·.p:"'-.;~:: on the environf'.'.ent) is here!Jy issu~1 for th(~
subjec::. :-.~oject. J:.::r:: iEit.:2tion for this actio,1 is on file in the
Lar.a u·-:: ~ ?la:1ning C'cf :.:;e.
_;._ copy 0£ the Neg::i.:.iv<=! Declaration with supportive docu.rnents is on
file ic t..:.'1.e Land L1ec:e Plan.ning Of:fice, City Hall, 1200 Elm Avenue,
Carls!::>e.d, CA. 92003. C'.c-::nrr.ents from the public are invited. Please
sum.it t::cmments in :.~iting to the Land Use Planning Office within t2n
( iO} da~·s of date of. h:s1.1ance.
APPLIC.Ai."\i""T: Buzza
PUELISH DA'rE: Jr.1:ty 23, 1933
ND-4
5/81
MICE,'.l.EL J. '-SOLZMI~~R
Land Use Planning Manager
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•• 17, LEGAL DESCRIPTION : • , •• ·'
' THAT PORTION OF TRACTS 201 AND 202 OF THE
THUM LANDS, IN THE CITYOF CARLSBAD, COUNTY
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CARLSBAD TRACT 83~14
ALEKSANDAR PAN TICl'l RCE.32734
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