Loading...
HomeMy WebLinkAboutV 349; Buzza; Variance (V).- STAFF REPORT DATE : August 24, 1983 TO : Planning Commission FROM: Land Use Planning Office SUBJECT: CT 83-14/CP-24O/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. 11. 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 nA" 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 livina area) will possess two balconies overlooking the driveway and related landscape area. Exhibit I'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. 111. ANALYSIS Planning Issues 1. Does the proposed project satisfy the design criteria and 2. Is the project compatible with surrounding development? development standards of the planned development ordinance? 3, Can the project meet the four required findings for approval of a variance? Specifically: That the lot has exceptional or extraordinary circumstances; That without the variance, the owner is being denied a substantial property right; That the variance will not be harmful to the public welfare; and That the variance will not adversely affect the General Plan. 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 desiqn criteria of the Planned Development Ordinance. The project also provides sufficient setbacks, parking facilities, recreation and storaqe 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 beina 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 marshal1 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 8/12/83 170 Walnut Avenue, Carlsbad,:CA 92008 . . Scriness Mckess .. 436-4583 .. Telephone Number .. .. 0 'Comoration (Jack Henthorn) AGE?JT : Aaate .- . .. Nan8 .. .. .. liane .(individtral, partner, job-+. . Hme S.ress venture, col?ozation, syndication) Basinsss Addscss .. ! .. .- .--_ . (Attach more sheets if necessary) .' rfxe do,clze uzde: ~snalty of perjury that tfi% infomation contained in this Closuze is tri~ end correct and that it will remain true and correct and nay relic2 upon zs bin3 true and correct until amended. .. . .. dis- be' *BY Agent, Cmer, Pargntr ' *: I LAN3 USE PLANPJING OFFICE 12co ELM AVENUE CARLSBAD, CALIFO2NlA 923Ca-i933 (519) 433-5591