HomeMy WebLinkAboutV 11-03; Harding Street; Variance (V)The City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
Item No.
P.C. AGENDA OF: October 5, 2011
Application complete date: July 19, 2011
Project Planner: Greg Fisher
Project Engineer: Steve Bobbett
SUBJECT: V 11-03 - HARDING STREET - A request for approval of a Variance from the
resident parking standard of the Planned Development Ordinance to allow an
existing two car tandem garage (12' x 40' dimension) rather than the required two
car parallel space garage (minimum 20' x 20' dimension) to satisfy the resident
parking requirement for a one family dwelling within a proposed four unit small
lot single family residential planned development project on a .41 acre R-3 zoned
lot located at 3430-A Harding Street in Local Facilities Management Zone 1.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 6810
APPROVING Variance V 11-03 based upon the findings and subject to the conditions
contained therein.
II.INTRODUCTION
The proposed variance from the parking standards of the Planned Development Ordinance (CMC
Chapter 21.45) is to allow an existing two car tandem garage (12' x 40' dimensions), rather than
a standard two car parallel space garage (minimum 20' x 20' dimensions) to satisfy the resident
parking requirement for a one-family dwelling within a proposed four unit small lot single family
residential planned development project in the R-3 Zone. The property is generally located on
the east side of Harding Street between Chestnut Avenue and Palm Avenue, in Local Facilities
Management Zone 1. As discussed below, staff can make the findings required for the granting
of a variance and, therefore, is recommending approval of the request.
III. PROJECT DESCRIPTION AND BACKGROUND
The property consists of four detached, one story residential units (one unit is owner occupied
and three are rental units) located on a 0.41 acre site generally located on the east side of Harding
Street between Chestnut Avenue and Palm Avenue. The lot is relatively flat and is surrounded
by multi-family residential uses to the north, east and south, and a City park to the west. The
units were built in the 1950's.
The property is zoned Multi-family Residential (R-3) with a General Plan Land Use Designation
of Residential Medium High (RMH) which allows for a density of 8 - 15 dwelling units per acre.
The project's existing density is 9.77 du/ac.
The property is very unique in that it is a single lot developed with 4 one-family detached rental
units that include one or two-car garages. There are few similar properties within the City that
o
V 11-03 - HARDING STREET
October 5, 2011
PAGE 2
are developed with multiple one-family detached rental units. The vast majority of the existing
rental units are either two-family or multiple-family attached dwellings that include one covered
parking space per unit.
Accordingly, the applicant is also processing an administrative Planned Development permit
(PUD 11-06) and Minor Subdivision (MS 11-01) to subdivide the 0.41 acre lot into a proposed
four unit small lot (ranging from 4,102 - 4,809 square feet in area) single family project. The
Planned Development permit is being processed administratively pursuant to the standards of the
Planned Development Ordinance, CMC Chapter 21.45. These administrative permits will be
acted upon by the Planning Director and the City Engineer respectively, subsequent to the
Planning Commission's action on the Variance request.
The proposed Planned Development permit project also includes adding 550 square feet of living
area and a two car garage (20' x 20') to proposed Parcel No.l, a new one car garage (12' x 20')
to proposed Parcel No. 2, and to build a new 2,221 square foot residence with two car garage
(20' x 20') on proposed Parcel No. 3.
Pursuant to Section 21.45.070 D.I3 of the Carlsbad Municipal Code (the City's Planned
Development Ordinance) each one-family dwelling is required to have two parking spaces
provided as either a two car garage (minimum 20' x 20' dimensions) or two separate one-car
garages (minimum 12' x 20' dimensions each). As proposed, the project will comply with the
total number of required covered parking spaces (4 du' x 2 spaces = 8) however, the two car
tandem garage located on proposed Parcel No. 4 will not comply with the dimension
requirements for a two car garage for a one-family dwelling unit.
Currently, the house located on proposed Parcel No. 4 has an existing two car tandem garage,
12' x 40' in size, that does not comply with the dimension requirements for a one-family
dwelling unit, and subsequent to the subdivision of the existing .41 acre lot per PUD 11-06/MS
11-01, there will be no room on proposed Parcel No. 4 to construct an additional one car garage
to comply with the resident parking standard without significantly altering the units' floor plan
and front yard landscaping.
Accordingly, the applicant is requesting approval of a variance to allow the existing two car
tandem garage for proposed Parcel No. 4 to satisfy the resident parking standard.
IV. ANALYSIS
Variance Regulations
The proposed project is subject to the following plans, ordinances and standards as analyzed
within the following section of this staff report:
A. Variance, Chapter 21.50 of the Municipal Code
The recommendation for approval of this project was developed by analyzing the project's
consistency with the applicable regulations and policies. The project's compliance with the
above regulations is discussed in detail in the section below.
V 11 -03 - HARDING STREET
Octobers, 2011
PAGE 3
A. Variance, Chapter 21.50 of the Municipal Code
Pursuant to Chapter 21.50 of the Carlsbad Municipal Code, Variances may only be granted if
four findings can be made. Each of the findings and the supporting analysis is described below.
1. That because of special circumstances applicable to the subject property, including size,
shape, topography, location or surroundings, the strict application of the zoning
ordinance deprives such property of privileges enjoyed by other property in the vicinity
and under identical zoning classification.
As previously discussed, the subject property is unique because, unlike most other R-3 zoned
properties within the vicinity, that are developed more traditionally with attached rental units,
this property is developed with four one-family detached rental units. Without the approval
of a variance to allow the existing tandem parking garage to satisfy the required parking for
one of the one-family residences, the applicant could not subdivide this site and improve the
property without significantly altering the units' floor plan and front yard landscaping by
constructing a side loaded one-car garage along the front elevation of the dwelling unit.
There is otherwise inadequate area to construct an additional one car garage space to comply
with the minimum dimensions required by the Planned Development (PD) ordinance. The
project meets all of the required development standards of the R-3 zone and except for the
interior garage dimension requirement will comply with all of the development standards
within the PD ordinance.
2. That the variance shall not constitute a grant of special privileges inconsistent with the
limitations upon other properties in the vicinity and zone in which the subject property
is located and is subject to any conditions necessary to assure compliance with this
finding.
The existing rental project which includes four detached one-family residential units meets
the minimum standards within the R-3 zone. However, without the approval of the variance,
the property cannot be subdivided into four small lot one-family residences without
significant alterations to the existing structure on proposed Parcel No. 4. Most similar sized
properties in the same vicinity and zone are built with attached rental units that could not be
subdivided or converted to condominiums because they would not comply with many of the
development standards of the Planned Development Ordinance. Therefore, this Variance
would not be granting a special privilege inconsistent with the limitations upon other
properties in the vicinity and zone.
3. That the variance does not authorize a use or activity which is not otherwise expressly
authorized by the zone regulation governing the subject property.
The granting of a variance to allow tandem parking to meet the resident parking requirement
for a one-family dwelling so that the applicant can subdivide the lot does not authorize a use
which is not otherwise expressly permitted by the zoning regulations in that, pursuant to
V 11 -03 - HARDING STREET
Octobers, 2011
PAGE 4
Chapter 21.45 of the Carlsbad Municipal Code small lot one-family dwellings are permitted
in the R-3 zone upon approval of a PD permit. Therefore, a variance from the Planned
Development standard does not authorize a use or activity which is not permitted by the
zone. Furthermore, the two-car tandem garage currently exists, and two-car tandem garages
are otherwise permitted pursuant to Table E, Subject 7 of Chapter 21.45 for 25% of the units
in a condominium project that is located on property that is designated RH by the General
Plan. The tandem garage is setback more than an adequate distance from the proposed
private driveway so as to not limit visibility or harm the health, safety, and general welfare of
passing pedestrians and motorists.
4. That the variance is consistent with the general purpose and intent of the general plan
and any applicable specific or master plans.
The General Plan Land Use Designation for the property is Residential Medium-High
Density (RMH). The RMH designation provides medium density (8-15 du/ac) residential
areas intended to be developed with one-family dwellings, two-family dwellings, and multi-
family dwellings. The proposed four unit small lot residential subdivision is consistent with
the Residential Medium High Density (RMH) Land Use designation. The granting of the
variance to the PD ordinance to allow a two car tandem garage to satisfy the resident parking
requirement for a one-family dwelling and therefore allow the applicant to subdivide the
property into four separate parcels will not change the density of the project. Therefore the
project remains consistent with the General Plan.
V. ENVIRONMENTAL REVIEW
The Planning Director has determined that the project belongs to a class of projects that the State
Secretary for Resources has found do not have a significant impact on the environment;
therefore, the project is categorically exempt from the requirement for the preparation of an
environmental document pursuant to Sections 15303 - New Construction or Conversion of Small
Structures and 15305 - Minor Alterations in Land use Limitations, of the state California
Environmental Quality Act (CEQA) Guidelines. In making this determination, the Planning
Director has found that the exceptions listed in Section 15300.2 of the state CEQA Guidelines do
not apply to this project.
ATTACHMENTS;
1. Planning Commission Resolution No. 6810
2. Location Map
3. Disclosure Statement
4. Reduced Exhibits
5. Exhibits "A" dated October 5,2011
TO SCALE
SITEMAP
Harding Street
V11-03
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Provide the COMPLETE. LEGAL names and addresses of ALL persons having a
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include the names, titles, addresses of all individuals owning more than 10% of the
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P-1(A) Page 1 of 2 Revised 07/10
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P-1(A) Page 2 of 2 Revised 07/10
HARDING STREET
CITY OF CARLSBAD, CALIFORNIA
PARCEL
3 (NEW)
«
NO- OF NO OF
PLANS i BDRWS
4
3
EXISTING
SO.FT
874
854
M84
(REMOVE)
r-^-;-.-.^[.
ADDITION
SQ.FT.
1,161
-
2,030
! ,064 '
EXISTING
GARAGE
SO FT
240
- c •;/= j" rr>
GARAGE
SO FT.
400
240 | 240
0
4SG
461
0
3G.FT.
2,675
1,344
2.491
1,544
PARKING SUMMARY
RESIDENTIAL
GUEST
TOTAL
REGUIRED
REQUIRED 2
10
PROVIDED
GARAGE 8
',;X!LLo««™G Sl : i
12
EXISTING HOUSE
, _ 1
PARCEL 1
4,809S.F.
41% COVERAGE
PARCEL 4
4,226 S.F.
37% COVERAGE
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V 11-03
N.T.S
LEGE.NQ'
BIOSWALE
PLANNED UMIT DEVELOPMENT BOUNDR'
EXISTING BUILDINGS
PROPOSED BUILDINGS
HOUSE / BUILDINGS
PARCEL NO
EXISTING FIRE HYDRANT
FINI5H PAP ELEVATION
FIMISH FLOOR ELEVATION
EXISTING 4" SEWER LATERAL
EXISTING WATER LATEF1AL
EXISTING 6" VCF SEWER MAIN
EXISTING 6" ACP WATER MAIN
PROPOSED 6' WOOD FENCE
EXISTING 6' WOOD FENCE
CSI PAVERS SET WITH s/ti GAP
GRASSCRETE PAVERS
E G ELECTRIC AND GAS METERS
CONCRETE PAVING
. fgj
HARDING STREET
TENTATIVE PARCEL MAP
"HARDING STREET"
CITY OF CARLSBAD. CALIFORNIA
DATE PREPARED 02/02/10
DATE REVISED 06/16/1)
DATE REVISED 03/01/1 <