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Home My WebLink AboutV 337; Telescope Point; Variance (V)c c STAFF REPORT APPLI T-V SUBMITTAL DATE: April 6, 1982 DATE : August 11, 1982 TO : Planning Commission - FROM: Planning Department SUBJECT: CT 82-5/PUD-39/V-337 - TELESCOPE POINT - Request for approval of a 64-unit tentative tract map and planned unit development, and a setback variance-on two of the units on property west of Neblina Drive and south of future Tamarack Avenue in the R-A-10,000 zone. I. PROJECT DESCRIPTION 0 The applicant is requesting two actions. The first is approval of a 64-unit tentative tract map and planned unit development to be built in two phases on property as described above. The second is a front setback variance for two of the units. The proposal involves the development of 64 single-family houses ----- - on a 26-acre site in the R-A-10,000 zone. The lot is irregularly shaped, topographically extreme, exists in an essentially natural state, and possesses a panoramic view of Agua Hedionda Lagoon. The proposed single-family homes generally run the length of a ridge bisecting the parcel lengthwise, affording excellent views to the majority of the units. From this ridge, the site slopes down moderately to steeply to the east and to the west. This slope becomes more extreme near the easterly and southerly boundaries of the site. As shown on Exhibit "A", these areas are to remain in natural open space. - - All of the proposed lots are split-level, the upper level of which corresponds to the street elevation. The majority of the units themselves will be bi-level which affords additional view corridors and helps minimize grading. Proposed lot sizes vary from 4800 square feet to 16,960 square feet. Access twthe mmty is proposed from Neblina Drive to the east, connecting with High Ridge Avenue at the north end of the subdivision. Also, High Ridge Avenue will connect with Tamarack. No lots, however, will take direct access off Tamarack Avenue. Circulation within the project includes a private court and three private drives, which take access off the main north-south street (Street A). Toward the southwesterly boundary, Street A connects with future Skyline Drive. The proposed density for the project would be 2.5 du/ac, clustered on the buildable area of the site. The land use element of the general plan designates this site for residential development at 0-4 du/ac. The project is consistent with this range. 11. ANALYSIS - CT AND PUD Planning Issues 1) Does the proposed project satisfy all design criteria and 2) Does the proposed project address the environmental 3) Is the proposed project compatible with surrounding develop- development standards of the P.D. Ordinance? sensitivities of the site? ment? Discussion This application is one of the first to be reviewed subject to the requirements of the new P.D. Ordinance. Although the P.D. Ordinance is not yet in effect, it has been approved by the City Council and will be effective prior to this project being considered by Council. The proposed project both meets the design criteria of the P.D. Ordinance and addresses the environmental sensitivities of the site. Areas of extreme topography and environmental sensitivity been designed to minimize grading (split-level lots), maximize views and preserve open space (nearly 1/2 total area). - are to be left in natural open space. The project has generally .-+- __ :& t __- Except for the two setback reductions (variance requests), the project also meets the development standards of the P.D. Ordinance. Sufficient visitor parking is provided by tandem (driveway) spaces with each unit. Additionally, the width of Street A can accommodate parking on both sides. A well-screened R-V storage lot is to be located adjacent to the common recreation area off High Ridge Avenue. This recreation area will include barbecues, picnic tables and a tot lot in a 13,500 square foot lawn area. Each lot also has its own private back yard. Surrounding development is similar in nature to this proposal. Single-family dwellings presently exist to the north, south and east and likely will eventually be constructed on the vacant lot to the west. Overall, staff believes the plan satisfies the requiremeats me general plan and the P.D. Ordinance. 111. ANALYSIS - VARIANCE Plannina Issues 1) Are there exceptional or extraordinary circumstances 2) Is this variance necessary for the preservation of a 3) Will this variance be materially detrimental to the public 4) Will this variance adversely affect the general plan? applicable to the property that do not apply generally to other property in the vicinity? substantial property right denied the property in question? welfare? -2- Discussion The applicant is requesting a front setback variance on two of the units in this project. The two units are numbers 22 and 23 as shown on Exhibit "D" . The requested reductions apply to the garages which front onto Street A. The request is to reduce the 20 foot setback to 18 feet and 19 feet, respectively. Excep- tional and extraordinary circumstances exist in this case because of the extensive undevelopable features of the site. As was previously mentioned, the site is dominated by moderate to steep slopes (elevations range from 315 feet to approximately 130 feet). As such, a good portion of the development is confined to a long ridge top which is to accomodate a linear street with houses on each side. The varying of setbacks helps create a better designed streetscape with meandering sidewalks and clustered trees, avoiding monotonously straight row houses. .. i The variance is necessary for the preservation and enjoyment of a substantial property right, as nearby planned developments, in most cases, have not been encumbered by extreme topography and could provide substantial setback variation through more curvilinear streets. Street A in this project, along which the topographical constraints on each side. - two variances are requested, is generally straight because of CT- -a -- - The granting of this variance will not be materially detrimental to the public welfare and will not adversely affect the general plan. It will not impact traffic circulation as the request is only for one and two-foot reductions in the requirement, which will continue to leave plenty of visual clearance and will create a more aesthetically pleasing development. Overall, staff can make the findings for support of a variance in this case. IV. ENVIRONMENTAL REVIEW The Planning Director has determined that this project has under- gone previous environmental review and, therefore, has issued a Notice of Prior Environmental Compliance, dated June 28, 1982. V. RECOMMENDATION It is recommended that the Planning Commission adopt Resolution No. 1998 recommending APPROVAL of CT 82-5/PUD-39 to the City Council, and adopt Resolution No. 1999 APPROVING V-337 based on the findings and subject to the conditions contained therein. '- _I *-- ATTACHMENTS 1) PC Resolution Nos. 1998 and 1999 2) Location Map 3) Background Data Sheet 4) Disclosure Form 5) Environmental Documents 6) Exhibits "A", "B", "C" dated July 1, 1982, and Exhibit "D" dated July 8, 1982 PJK: kb -3- A CASE NO. APPLICAN t CASE NO: CT 82-5- 39 APPLICANT: -tam & Mudge REQuESr AND LOWTION: construct 64 single-family hunes west of Neblina, north of Hillside, and south of Tamarack. LEGAL DESCRIP!L'ION: A portion of Lot 1 of Rancho Agua Hedionda according to Map 823 filed November 16, 1896. Tentative tract map and planned unit developrent to APN: 207 - 100 - 09 Acres 26 Proposed No. of Lotsflnits 66 L& Use Designation RLM -c .- Density Allowed 04 du/ac Density proposed 2.5 du/ac - CT- -_ 1s Existing zone R-A-10 Prqosed Zone N/A -- -- Surrounding Zoning and Land Use: Zoning rand use North P-C South R-1-10 Single-Family Res. Single-Family Res. East R-1 -A Single-Family Res. West e1 (9500) Vacant HlBLIC FACILITIES -- e, School District Carlsbad Water Carlsbad Sewer Carlsbad DU's 64 Public Facilities Fee Agreement, dated April 14, 1981 ENVIXRMENCAL IMPACT ASSESSMENT E.I.R. Certified, dated January 5, 1982 I. .. APPLICANT : AGEEIT : Fantana & Mu*, BuilderdDevelorers. a t3eLpt nershix, Name (individual, partnership, joint venture, corpration, syndicatioa) 4343 Wrens Bo&vard, Suite 6, San Mego, Qlifornia 92117 Busirrclss Address 714-483-4880 Teluphem -b3urpb.f Wesley Mudge - - - -1 Name 4343 bbrena Boulevard, SLlite 6, San Mego, Wifornla 92117 - .. Business Address ._ 7144834880'- . Telephone Number . . .. ~ Weslev Muds=, 2238 Del Ma.r Heights Rd., Del Mar, CA- Erzme .(individual, paxtner, joint. . Home 2ditress venture, cozporation, syndication) 4343 brena Boulevard, Suite 6, San Mego, California 92117 -c Eusiness Address - ..a-- -4 714-755-1407. --.- 714-483-4880 Telephone Nuzher Telephone S&r William Fbntana ' 5323 &the Avenue, San Mego, CA As!* Home Address 4343 Wrena Boulevard, Wte 6, San Diego, California 92117 3siness hidress 7144834880- 714-453-7721 . Ttlephoca N&er Telepfane Xurriber ornia .combrat ion - ._ provident -, 0 calif 9404 Genesee.Avenue, Suite 120 La Jolla, momi-7 Telephone: 714-457-3440 * (Attach more sheets if necessalry) . we dec1S'P wder penalty of perjury that the infomation contained in this dis- closure is trdo and correct and that it will remain true and correct and nay be. relied upon as kiag true and correct until enend&. -. -0s DEVELOPMENTAL SERVICES - ___ 0 Assistant City Manager Building Department 0 Engineering Department 0 Housing 6 Redevelopment Department (714) 4385598 (714) 438-5525 - (714) 438-5641 3098 Hading St. (714) 438-581 1 Planning Department P (714) 438-5591 1200 ELM AVENUE CARLSBAD, CALIFORNIA 92008 PUBLIC "ICE OF PRIOR ENvIR3"TAL COMPLIAN(X Please Take Notice: me Planning Department has determined that the environmental effects of the project described below have already been midered in conjunction with previously certified environmental documents and, therefore, no additional environmental review will be required ad a notice of determination will be filed. Project Title: CT 82-5rn39fi-337 (TELESCOPE POINT) Project Location: Drive and Neblina Drive 1/2 mile west of El Camino Real between Skyline Project Description: variance for the construction of 64 single family residences Tentative map, planned unit develapnent and Justification for this determination is on file in the Planning Department, City Hall, 1200 Elm Avenue, Carlsbad, CA. Canments fran the public are invited. Planning Department within ten (10) days of date of publication. Please suhnit CQTanents in writing to the Dated: June 28, 1982 e. .. 7- Case NO: CT 82-S/puD-39/V-337 Land Use Planning Manager Applicant: TELESaXEFOINT Publish Date: June 30, 1982