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HomeMy WebLinkAbout1980-01-09; Planning Commission; ; MS 402 - PANHANDLE LOTS ON PARK DRIVES STAFF REPORT DATE: January 9, 1980 TO: Planning Commission FROM: Planning Department SUBJECT: MS-402; Minor Subdivision creating Panhandle Lots On Park Drive APPLICANT: Jordan I. BACKGROUND Location and Description of Property The subject property is an approximately 1.60 acre site located on the west side of Park Drive, just north of Sunrise Circle. The majority of the site is undeveloped, except for a single family residence in the southeast corner and several sheds near the center of the site. The property slopes downward to the west of an approximate 7% slope. Several large eucalyptus and pine trees exist along Park Drive and also near the central western portion of the site. It appears as though the proposed driveways may necessitate removal of at least one or two of these trees. Also, approximately 225 cubic yards of balanced cut and till is proposed in order to create the desired pad levels and driveways. Existing Zoning Subject property: North: South: East: West: Existing Land Use Subject property: North: South: East: West: R-1-7500 R-l-7500 R-l-7500 R-1-7500 R-l-7500 Single-family residence Single-family residence Single-family residence ringle-family residence Vacant . GENERAL PLAN INFORMATION A). Land Use Element The City's current land use plan designates the subject property for low-medium density (0 - 4 du/ac) residential development, the lots as proposed would be consistent with this land use designation. B) Public Facilities Element Sewer Service: The existing single-family residence on the subject property is currently utilizing a septic system for sewage disposal. The two panhandle lots created by this subdivision would also utilize septic systems, since sufficient area for the leach lines is available on each lot. The County Health Department has approved the proposed septic systems. Schools: The project is located within the Carlsbad Unified School District. The school district has indicated, by letter, that the physical school facilities will be available concurrent with need, for this project. Water: The City of Carlsbad is responsible for water service to the subject property. Gas and Electric Service: The San Diego Gas & Electric Company provides gas and electrical service to the subject property. On-site and adjacent Public Improvements: All necessary on-site and adjacent public improvements can be required as per the City's public improvement ordinance or as conditions of approval. Other Public Facilities: All other public facilities necessary to serve this project will not be available concurrent with need. The Planning Commission may, by inclusion of an appropriate condition, require that the project contribute to the costs of such facilities according to City Council Policy No. 17. Since development would pay its appropriate share of the public facilities it would require, the Planning Commission could be assured that the requirements of the Public Facilities Element of the General Plan would be satisfied. In addition, park-in-lieu fees could be required as a condition of approval. C) Other Elements of the General Plan The proposed project is consistent with all other elements of the City' s current General Plan. -2- ENVIRONMENTAL IMPACT ASSESSMENT The proposed project is exempt from the Carlsbad Environmental Protection Ordinance. Specifically, section 19.04.090(c)4 exempts "panhandle lot variances in R-1 Zones in developed areas." HISTORY AND RELATED CASES Presently James Drive deadends and abutts the subject property at its northwest corner. The subject property and adjacent properties have been designated as part of the City's Block Study." This study identifies areas of the City where there is a potential to reduce excessively large blocks through the extension and/or development of interior streets. James Drive is one street which City staff has studied with regard to its extension through this particularly large block. CT 74-15, Patterson Request for a 17 lot subdivision on 4.74 acre parcel located at the northwest corner of Hillside and Park Drive. This project was proposed several lots to the south of the property currently under construction. In order to serve the subdivision, the plans showed an extension of James Drive connecting with Park Drive. However, the Planning Commission tabled the matter on August 13, 1974, in order to allow the Planning and Engineering departments time to work out design and technical problems for the project. No subsequent action was taken and therefore the file was closed. II) Major Planning Considerations 1. Should the project be approved in lieu of further study regarding the extension of James Drive along the western edge of the property? 2. Would the extension of James Drive provide more efficient access to the site, rather than the panhandles as currently proposed? 3. Does the proposed subdivision provide adequate access for public service vehicles to the subject property? 4. Would the project set a precedent for similar proposals in the immediate area? III. DISCUSSION The proposed project involves an application for the subdivision of an existing 1.6 acre site into a total of three lots, two -3- of which would be panhandle lots. The resulting lots would range in size from 19,376 to 20,572 square feet. (This is net square footage). It should be mentioned that the appli- cant has indicated that further division of the property, beyond the current proposal, may take place prior to any physical development of the site. It is not clear as to where additional parcels would take access. As proposed, the project meets all of the requirements of the fl-i zone relating to panhandle lots. Specifically, the project meets the minimum buildable area and minimum panhandle width requirements. In addition, the maximum allowable length for panhandles is not exceeded. However, all of the circumstances necessary for Planning Commission approval do not exist relative to the current proposal. First, it must be shown that the property cannot be adequately served with a public street due to unfavorable conditions resulting from unusual topography, surrounding land development, or lot configuration. This circumstance does not exist since James Drive has been designated as a street which may be extended in order to provide access to future subdivisions in this area. Since the property has a relatively minor slope, and since the proposed lots would be fairly regular in shape, neither the topography nor the lot configuration would preclude the use of an extension of James Drive for access to the new lots. In addition, the surrounding land development would not prevent utilization of the James Drive extension. It should be noted that the applicant could not provide for the improvement of the James Drive extension since the future right-of-way for this street would be located adjacent to but, in all cases, off the subject property. Only through an agreement with the property owner to the west could this extension be possible at the present time. A second required condition which must be met prior to approval of the panhandle lots is that the lots must not preclude or adversely affect the ability to provide full public street access to other properties within the same block. This condition does not exist, since approval of the subject panhandles would set a precedent for similar proposals, thereby reducing the demand for the extension of James Drive. In this way, full public street access to future subdivisions would be adversely affected. Staff believes that approval of the panhandle lots would reduce the potential for the future extension of James Drive by setting an undesirable precedent. This belief is strenqthed by the fact that this area has been designated as part of the City's "Super Block Study". It is clear that a fully improved public street would provide much better access to this and -4- . similar proposals in this area. As a general rule, panhandle lots reduce public vehicular accessibility, in addition to creating an undesirable number of driveway openings onto generally low-level residential streets. Also, panhandles frequently create noise impacts to residents located on adjacent standard access lots. Staff is therefore recommending denial of the project. IV. RECOMMENDATION It is recommended that the Planning Commission DENY MS-402 based on the following findings: Findings 1) The subject property can be adequately served by a public street without the need for panhandle lots at such time that James Drive is extended. 2) The topography of the site, surrounding land development, or lot configuration would not reduce the utility of an extension of James Drive as access to this property since the site has only a minor slope, is fairly regular in shape, and is not affected by any adjacent development. 3) The panhandle lots would adversely affect the ability to provide full public Street access to other properties within the same block since it would set an undesirable precedent for similar panhandle proposals, thereby reducing the demand for the extension of James Drive, and also since the area has been designated as part of the City's "Super Block Study". 4) The proposed panhandle lots are undesirable since they reduce public vehicular access, increase the number of driveway openings onto residential streets, and create undesirable noise impacts to other residences. EXHIBITS Location Map Exhibit "A" dated 10/24/79 Disclosure Form BM: j d 1/3/80 -5- / 14 1 14 dV 23 IF AA A 104 09404 it \; ogoAc C \ I6 17 (ObSAC) 0 (I IIAC) \/ $4 MS-40t o / /t CASE NO. :-M5 qt)L.Date Rec'd -Lib 1VLI DCC nate:J34'-/ pe Description of neqtestX Address or Location of Request :jr p j or Arch.fl&L. Brief Legal Assessor Book:__2 General Plan Land Use Zone Exi ,tln creS :1 Zone: cj DII's DU/Acre_7 S chool District: c iZ&'i3è'1 t~Yt2.___- Sanitation District : Water District: Coast Permit Area: 1f : n -- c - / * ® 5 -, 207.02 12 4 2 SHT2 I 1 : L PO R. 20 17 20 G 21 22 19401 2, 70 zo / _33 / \ / 104 'p 0 V / \ 5 9 AC. \ klj 6LK\G I63AC 93 )#& / 01 90 A C lB 'p L4, 99 4 'p o2Ac\ 4 l6oAc 02 17 00 6 - 2AC 72 LOTS 1-24 - MAP 2152 - BELLAVISTA - POR BLKS C H - MAP 823 RHO AGUA HEDlQOA - POR LOT I