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HomeMy WebLinkAboutCP 97-02; Calavera Hills Village L-1; Condo Permit (CP) (3)FROM 12' Hofman Planning Associates - J T :' December 9, 1996 Chris DeCerbo City of Carlsbad 2075 Las Palmas Drive Carlsbad, CA 92009-1576 Subject: Modification To Development Standards for Village L-l Dear Chris: The purpose of this letter is to clarify the proposed modifications to the development standards that are being requested for the Clurman Company's proposed project in Village L- 1 of the Calavera Hills Master Plan. We believe that Mr, Clurman's letter of November 20, 1996, listed requests for some modifications to the development standards which are not actually modifications. After reviewing the plan and the requested modifications we believe that the only modifications to City standards that are being requested are the following: 1. Reduction in street width from 30' to 24'. 2. Ability to provide sidewalk on only one side of the street versus both sides 3. Reduction in side yard setbacks adjacent to streets from 10' from back of sidewalk to 101 from back of curb, except at the project entrance form Edgeware Way. 4. Reduction in minimum driveways from 20' to 18' on the market rate units and 5" on three of the inclusionary units. The first three of the requested modifications were supported by staff, the Planning Commission and City Council for the previously approved 58 unit multi-family project on this site. The fourth requested modification is minor in nature and would be difficult to even see except for the three inclusionary units with the 5' setbacks. FROM 12. 9.1996 9:00 P. 3 We do not believe that the three other requested modifications listed in the November 20, 1996 letter are really modifications. A. Ability to reduce the side yard requirement on two story units from 20' to 10', This is not a modification to the requirements of the Planned Development Ordinance. The Planned Development Ordinance only requires a 20 ' separation between two story units when there are more than 10 two story units in a row. This does not occur anywhere within the proposed project. B. Reduction in minimum lot size to less than 3,500 square feet. This is not a requested modification since the project will be developed as a condominium ownership and will not create any lots less than 3500 square feet in size. , t { ,&w A^ C. Reduction in setback from Edgeware Avenue from 20' to 15' ' *y. .1 ^ I Village L-l is located in the P-C Zone with and underlying Zoning of ' *%- * RD-M. The RD-M Zone only requires a 10' street side yard setback. * The four requested modifications are essential for the success of this project. If staff is not willing to support these four minor modification it would result in a loss of a substantial number of units which would make this project financially infeasible. If the internal street had to be 30 feet in width with side walks on both sides, instead of 24' as previously approved, units 7, 8, 9, 10, 11, 22 and probably 38 would have to be eliminated. If this project was not allowed to reduce the driveway setback for three of the affordable units to 5* an additional two units, 28 & 30 would be eliminated from the project. When evaluating this proposal you should consider the following. 1. The applicant is requesting only four modifications to City Development Standards, three of which were supported by staff, the Planning Commission and City Council for the previously approved 58 unit project. 2. The applicant is proposing a 35% reduction in the number of units previously approved for this site, while requesting only one additional modification, to allow for a reduction in the depth of the driveways. 3. The proposed project will be providing a highly desired affordable housing product, a four bedroom single family detached ownership unit in the Northeast Quadrant of the City. 4. The proposed project will be more acceptable to the adjacent residents and the market than the previously approved project. If it were feasible to develop the previously approved 58 unit multifamily project, the City would not be looking a 38 unit single family detached project at this time. FROH 12. 9.1996 9:01__ P. 4 We look forward to working with you on this project. We believe that it provides a much needed ownership affordable housing product which will be integrated with the market rate units of the project. If you have any questions or need any additional information for the Seniors Meeting or the next meeting of the Housing Committee please feel free to contact me. Sincerely, Bill Hofman BH:MH cc Gary Wayne Evan Becker ***END***