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HomeMy WebLinkAboutAV 87-08; Bristol Cove Partners II; Administrative Variance (AV)I PLANNING DEPARTMENT Citp of Carlsfrab 2075 LAS PALMAS DRIVE CARLSBAD, CALIFORNIA 92009-4859 (619) 438-1161 December 28, 1987 Greg Harrington Bristol Cove Partners I1 640 Grand Avenue, Suite C Carlsbad, California 92008 SUBJECT: Administrative Variance No. 87-8- Request to erect a 7.5 foot retaining wall along the west side property line on property located on the south side of Harrison Street and approximately 70 feet west of Adams Street. Dear Mr. Harrington: The Planning Director has completed a review of your application for an administrative variance on the property located south of Harrison Street and approximately 70 feet west of Adams Street. After careful consideration of the circumstances surrounding this request, the Planning Director has determined that the four findings required for granting an administrative variance can be made, and therefore, approves this request based on the following findings and conditions: Findinss: 1. There are exceptional or extraordinary circumstances or conditions applicable to the property or to the intended use that do not apply generally to the other property or class of use in the same vicinity and zone. The property is constrained by a number of factors. The irregularly shaped property has a depth that greatly exceeds its width. The Agua Hedionda Local Coastal Plan prohibits to roof level of buildings on this property from extending above the level of Harrison Street. This limits development to the middle portion of the property. In order to comply with safety requirements of driveway design (grade no greater than 20%) it is necessary to construct a retaining wall with a maximum height of 7.5 feet to accommodate the grading required to provide access to this portion of the property. 2. The requested variance is necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same vicinity but which 1 Mr. Greg Harrington December 28, 1987 Page 2 was denied to the property in question because of natural slope access to developable portion of the subject property would not be possible without the 7.5 foot retaining wall. 3. The granting of this variance will not be materially detrimental to the public welfare or injurious to the property or improvements in such vicinity and zone in which the property is located due to the unusual circumstances involving this property it will not establish an undesirable precedent. In addition the wall will be constructed of decorative block and landscaping will be utilized to screen the visual impact on surrounding properties. 4. The granting of the requested variance will not adversely affect the comprehensive General Plan since approval of the requested variance will allow this property to be developed in accordance with its General Plan designation. It is also consistent with the Agua Hedionda Local Coastal Plan, in that housing elevation will be kept below the street level. Conditions: 1. Approval is granted for AV 87-8, as shown on Exhibit I1Atg dated December 23, 1987, on file in the Planning Department and incorporated herein by reference. 2. This approval is only effective upon approval of CP 87-2 and MS-752. You have the right to appeal this decision to the Planning Commission within ten days of receipt of this letter. If you have any questions regarding this matter, please feel free to call this office. Sincerely, CITY OF CARLSBAD - .h7MICHAEL J. HOLZMILLER Planning Director WD/arb