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HomeMy WebLinkAboutAV 91-02; Park Avenue Apartments; Administrative Variance (AV) (3)TAC-: HENTHORN 6r ASSOCIP-ES * 5431 Avenida Encinar Suite G Carlsbad, California 92008 Fax (619) 438-0981 (619) 438-4090 February 8, 1991 eceived CITY OF CARLGBAICI DEVELOE ERQG Duly Michael Holzmiller, Director of Planning City of Carlsbad 2075 Las Palmas Dr. Carlsbad, California 92009 Subject: Request for fence height Variance 2603 Jefferson Enclosed is an application for a fence height variance requested for the purpose of reducing the high incidence of burglary and vandalism at the above referenced site. The applicant has owned the subject property for nearly two years. Significant investments have been made to improve the property and enhance the appearance of the neighborhood. As a result, the overall character of the apartment complex has improved significantly. However, as the property was improved, the incidence of burglary and vandallsm lncreased dramatically. Since December 1, 1990, 15 incidents of actual or attempted burglary have been reported to the on-site manager. Neighbors to the west have attempted to raise their fences by attaching lattice work and other material to discourage vandals and burglars from crossing their properties to gain entrance to the subject site. (Photo 81) Tenants, surroundin? property owners and on site management have observed indinduals entering and exiting the site along the westerly and southerly property lines. This is easily accomplished due to the following factors: 1. These areas are at grade with surrounding properties St. - SPIERS and are easily accessible due to surrounding grade differentials and easily scaled 5 to 6 foot fences. 2. The trash bins serving the apartment complex to the south are located at the terminus of a drive way immediately adjacent to the 6' fence at the southwestern corner of the subject property. (Photo 2,3,4)This provides a convenient pomt to step over the fence with little fear of detection. (Due to the design of the adjacent site it is not possible to relocate the trash bins.) Erecting an 8' fence in this area will not completely reduce ingress, but will significantly impede egress, thereby acting as a significant deterrent to vandalism and burglary. 3. Properties to the west of the subject site are being used as portions of the ingress and egress for the subject site. Construction of an 8' fence along the western property line will eliminate this route and the accompanying disturbance to adjacent property owners and residents. (Photo 1) The continuing high rate of vandalism and burglary are affecting vacancy and turn-over rates. It is difficult to maintain a quality apartment complex if it is subject to high incidences of crime, graffiti (some possibly gang related) and other questionable activity. (Photo 5,6) Therefore, it is requested that the administrative variance for construction of an 8' foot high chain link fence along the south and west property lines as shown on the attached application, be granted at your earliest convenience. If you have any questions or need additional information please contact me at your convenience. JEH: wpc P 4. This administrative variance application is for the fencing of side and rear yard areas to limit access to persons performing acts of burglary or vandalism. Land use types, land use intensity, or neighborhood character will not change as a result of the granting of this variance request.and will not have a detrimental impact on any comprehensive plan for the area. The requested variance will result in the top of fence being substantially below the top of fences located on the north and south property lines of the subject site. APPLICANT : DWIGHT W. SPIERS SITE: Park Place Apartments 2603 - 2611 Jefferson St. Carlsbad, California JUSTIFICATION FOR FENCE HEIGHT VARIANCE SUPPLEMENTAL SHEET 1. The southwestern corner of the property boundary abuts a portion of the driveway for the adjacent property. Trash bins are stored at the property line in this area. The bins serve as a ladder to scale the existing 6 wooden fence at located in this area. Due existing development pattern it is not possible to relocate trash bins. Combined with visual isolation, this creates an opportunity for unobserved access to and from the subject site. Therefore, the conditions created by surrounding development have resulted in conditions which make the subject site exceptionally vulnerable to theft and vandalism. Adjacent multiple family properties effectively have an average of 10 feet of vertical barrier due to a combination of grade differential and fencing. The existing 5 and 6 foot high fences along the westerly property line encourage burgulars and vandals to I1short cutt1 across single family lots located to the west. 2. Other properties in the area do not have the same topographic and visibility problems experienced on the south and west property llnes of the subject property. These conditions do not subject surrounding properties to the same level of unabated ingress and egress. 3. The variance request will protect the life and property of existing and future residents of the subject property. The proposed fence will eliminate the point of access used by vandals and will not inhibit public access to any legitimate public area. The fence will also eliminate Itshort cutting" across single family residential lots located to the west of the subject site, thereby increasing the security for residents of adjacent properties. From a visual stand point the chain link fence will not obscure views and will improve the appearance of the area by replacing an existing deteriorating fence.