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HomeMy WebLinkAboutV 346; Standard Pacific of San Diego; Variance (V)APPLICATION SUENITDG DATE: ~ JZ'"'ARY 20, 1983 - b .. STAFF REPORT DATE: March 9, 1983 TO: Planning Commission --.. -. - FROM : Land Use Planning Office SUBJECT: CT 83-2/CP-225/v-346 - STANDAXD 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. RECOMMENDAT ION 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. 11. PROJECT DESCRIPTION The applicant is requesting two actions. The first is approval of a 584 unit planned developnent'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 ths 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 attached (postage stamp) units by the extension of Poinsettia Lane, 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 two-types of attached units. Type A units contain a rear-loading two-car garage, Type B units possess a one-car front yard garage with the additional resident parking space in a garage located on the ends of individual buildings. Nost of the easterly units will have ,ocean views. -_ ,- , .- ._ 4 I i t > 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 mayor 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. *. .. 111. ANALYSIS - CT/CP Planning Issues '1) 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 oE rooflines. The alignment of Ivy Street and A Street 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. The relatively linear streets, occasional garage-court, and exkensive asphalt use are a result of these factors. The units are "vehicle-oriented" in that most (all type A) possess a two- car garage at the unit. The remainder -(type B),'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 passive area are well interspersed throughout the development. The units also have private patios, and in some cases, balconies. Recreational vehicle storage to accolnodate approximately 30 vehicles is proposed on the western boundary of the site. Overall, staff believes that the proposed development satisfies the requirements of the Planned Development Ordinance. -2- .. . The proj'ect is compatible with existing and future land uses in the area. The southern (detached) units provide an excellent transition between the 7500 sq.ft lot single family development to the south and the attached units to the north. A similar condominium project. CT 82-30 (Pacesetter) has already been In summary, staff supports the project and recommends approval. _. approved to the west. / 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? Is this variance necessary for the preservation of a substantial property right denied the property in quest ion? 3) Will this variance be materially detrimental to the public welfare? 4) Will this variance adversely affect the general plan? 2) Discussion I The applicant is requesting a front setback variance on all Type 'B 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 reduction from the required 20 foot setback is requested only as follows : First, 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 I. . reduced. .. I' 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 Commission packet does not reflect the variance request. The applicant will demonstrate his request at the Commission meeting. While staff agrees that the concept of the request would create findings. As such, staff must recommend denial of the variance request. . an improved project, we cannot make t.he first two required , , 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. ATTACHMENTS .. / 1) Planning Cc.rlmission Resolution Nos. 2090 and 2091 2) Location Map 3) Background Data Sheet 4) Disclosure Form 5) Environmental Documents 6) Exhibits "A", dated March 4, 1983, "Bll, "C", "D" 8 "E" , "F", IIG I1 I WHW , *'I", "J", and "K", .dated January 21 , 1983, and "L" and "M", dated March 1, 1983. , .. .. .. PJK:bw 3/1/83 .. .. - _. .. . .. .. .. -. .. .. I ! I.! * c ..._ *' -4- . ,. . . .. .. .. .. .. .. .. a. .. ' . " .. .. .. .. .. .. a. -. BACKGFWND DATA SHEET .* CASE NOS CT 83-2/CP-225/V-346 .. APPLICANT: Standard Pacific / WUEST AND KCATION: Approval of tentative tract map and condominium permit .- for 584 units and setback variance for several of these units. L!XAL I3ESCFULYTION: A prtion of the west half of the northeast quarter of Section 28, Tier 12 South, Range 4 West, San Bernardino Base and Meridian. APN: 214-170-65 -~ Acres 83.1 Praposed No. of Lntsflnits 584 GENERAL PLAN AND ZONING Land Use Designation RY Density Allowed 4-10 du/ac Density Prcposed 7 du/ac Bristing Zone RD-M Prqosed Zone WA Surrounding Zoniq and Lard Use: I. Zoning Site EuF-M Land Use Vacant -. Wrth. E-1-A (Co.) *- Vacant South R-1 Residential East E-1-A (CO.) Greenhouses - Vacant West Pc PUBLIC FACILITIES ! School District Carlsb3d Water Carlsbad Sewer Encina mu's 584 Public Facilities Fee Agreement, dated January 18, 1983 - X Negative Declaration, issued February 18, 1983 II_ E.I.R. Certifid, datcd Other, .. .tht further infornation iz zquired, you will be so advi: . .*. .. .. - /Joe -' - .) .. ..i .. *. . .' -*. .- - ~PLIWT: STAUDARD PACIFIC OF SAN DIEGO ~amk (individual , partnership, joint venture, cor_wra tion, syndicatioz) .. .. .._ .. .. . 7290 Clairemon't Mesa Boulevar'd,, San Diego, CA 92111 - .... e. -. .... .... ........ ..... ....... ... ...... '.: - . . , -:, .- .. ....... .. *. .. ... ._ ..,. . f . Business Address .... ...... ..:. .i;: - . .( .. .- .. ...... .. .. ._ . . ._ . . .. .: . ._ ' ..... .I ........... .. .. .- .. .* - .... . ... . :- ' ... .. .. ... -. .. ' . -.. (61:9) 279-2042 .. ..... .. ... .- .. ....... .- .. .. ...... ......... e. .: .... .. .. .- . ,- ... ' 1 .. -. . .. ? . :. ... -. ..- .. .... -z .. Telephone Number ' ($*me AS plbove .* - .. .. : .- .. .. .. . .-. - .. .. ......... N2-e .- ... ....... ... . '. .- -. .. .. * AGENT: ...... ... .... .... ..... _. .. : . 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EEI.ISEXS: STAND!-RD' PACIFIC OF SArJ'.'-DfEGO - a wholly-aimed sidiary of Standard-Pacific ....... Wmc *(individuiil, partner, joj.r?t Eome Mdress Corp. . . ' *. Standard Pacific' Corp.- 3-565 'West MacArthur.Bl;d., Costa Mesa,. CA 92626- ' ... ...... ... ..... .. .... ... ... -. . .. -. . ......... . ..... .f .* . .. ... -. : . . -- - .- .. ..... . :..- .... 'venture. co~or~tion, syndication) .. .. - .. .. ...... . -. .. * .. .. 5.:. .. .. .. .. -. .c . ...... .......... ... ....... .., - .. ........ ..... .. .. ........ ........... .... ... ....... ... -. . . '.. ........ ....... ...... ...... :. .- .. . ._. .e . ..' . .. -. .. . : . B-isiness Adckess : '- . . .: _. -. .. .. .- .. -1 3 61 .. ., ..I:,*.: -''-&~1~ 546 ........ $elephone Nczabsr Tefepkne Surnbsr ... ... .... . .. --,. ... ....... ...... ........ ..... ... e.. .- . . ... .. - .. .- .. .- .. 1- .c I - *. . .: N:A, .. , ... .... .... ..... _. 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(Attach more sheets if necessaxy) . . *: .. .. .. - .. - . X/we dsclcc ux?ez ,-er.alty Of Perjury that tho infomation contaizez in this dis- closure is triln and corrcct and that: it will remain' true and correct and nay be' . ... .. -relied upoa 2s biisg true and corrcct until arnendcd. \ . 'I 9. ._ .. .. .*. *. *. .. .. ... * .. - . .. .. .* . . *. '. * . I. . , .' STANDARD PACTFIC OF SAN DIECO e. .. 0. .. .. .' .-c an, frcsidcnt ' . RY ........... -_ ... ....,--.. ^._-I*._- ........ C ..... Iq .,., . ----. .... ...-___- i) -I ATTACHMENT TO SUPPLEMXNTAL 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. It is important to note that the variance is requested only when ALL of a group of special circumstances occur together. .. - b) Firstly, whenever a setback is reduced on onerside of a street, it will be increased by that same amount on the opposite side of the street. Secondly, that the variance will only apply to units on private streets. Thirdly, 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 nay 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' 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. setback on the opposite side will increase the amount of landscaping, thereby enhancing the overall street scene. . The increase of the required c) The granting of the variance will increase thc'amount of landscaped area in the.project by increasing the required setback 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. The granting of the variance will maintain the building to building setback, thereby providing for no increased density to the project and is consistent I d) . with the General Plan. -_ .. i i 1 'I 1 1 '! i TENTATIVE MAP OF CARLSBAD TRACT N8.83- SEA PUNES I I 1 1 1'. ! P.D. NO, ' I W UUI a Im I I ... . .. .. .. ? .. i. . ,/, /' ! I ,. ! 1 i i. !. i: I I ! . .. --Lv . .. ,. j e i’ I 1 I 1 ? 'i -1 . .. _- . . ..- . .. . I ---- I' .Aw STREET . r- 1 I I . I A - .. ‘I- I .- .- I- ., . . . -. .- 4 .. 0 9 I I I 1% + ..- I ~ a .. .. ..