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HomeMy WebLinkAbout1993-01-06; Planning Commission; ; SDP 92-07/V 92-02 - SHULTZ/LESLIE ADDITIONSTAFF REPORT - APPLIG .ON COMPLETE DATE: October 19, 1992 &LC - DATE: TO: FROM: SUBJECT: I. JANUARY 6, 1993 PLANNING COMMISSION PLANNING DEPARTMENT SDP 92-07/V 92-02 - SHULTZ/LESLIE ADDITION - Request for a site development plan and variance to allow a deck and two-car garage addition to an existing two unit condominium located at 3083-3085 Ocean Street in the R-3/BAOZ Zones in Local Facilities Management Zone 1. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution Nos. 3471 and 3472, APPROVING SDP 92-07 and V 92-02, based on the findings and subject to the conditions contained therein. 11. PROJECT DESCRIPTION AND BACKGROUND The applicants are requesting approval of a site development plan and variance to allow the addition of a two-car garage within the front yard setback and a 312 square foot redwood deck to an existing two-unit attached condominium at 3083-3085 Ocean Street. Approval of a site development plan is required due to the project's location within the Beach Area Overlay Zone, and the variance is necessary due to the encroachment of the proposed and existing garages within the front yard setback. The existing garage and garage addition reduce the front yard setback to 2 feet. Pursuant to Chapter 21.45.160(a)(3) of the Carlsbad Municipal Code, the proposed additions constitute a minor amendment to the approved minor condominium permit (CP 305) since they involve no change to density, use, or addition of floor area or reduction in yards of greater than 10% and may be approved by the Planning Director if the Site Development Permit and Variance is approved. As permitted by the 1985 Planned Development Ordinance, the existing project's parking requirements were satisfied by a two-car garage, two uncovered residential parking spaces and one uncovered guest parking space. An agreement to provide the guest parking space prior to the sale of 3085 Ocean Street was accepted by the City in lieu of the actual provision of the required guest parking space. The agreement for the guest parking space . resulted from the applicant's reluctance to disturb an elderly, long-time resident of one unit. The applicant's are now proposing to provide the approved guest space as shown on Exhibit "A" and to enclose the two uncovered residential spaces with a second garage. Both the garage and uncovered parking spaces were approved at a location within 2 to 3.5 SDP 92-07/V 92-02 - ;ULTZ/LESLIE ADDITION - JANUARY 6, 1993 PAGE 2 feet of the front property line by CP 305. Approval of the variance to reduce the setback allowing the existing and proposed garages will bring the units into conformance with the current Planned Development Ordinance setback and parking requirements by providing two covered spaces per unit. The project also includes the addition of a 312 square foot redwood deck extending seaward from the basement level of the structure. The project is located within the Mello I1 Local Coastal Plan segment requiring that deck additions observe a setback established by a stringline drawn from existing decks on properties adjacent to the north and south. 111. ANALBY!SIS Planninn Issues 1. Is the project consistent with the Beach Area Overlay Zone (BAOZ) requiring a Site Development Plan. Can the four findings necessary to approve a Site Development Plan be made? a. That the requested use is properly related to the site, surroundings, and environmental settings, is consistent with the various elements of the General Plan, will not be detrimental to existing uses or to uses specifically permitted in the area in which the proposed use is to be located, and will not adversely impact the site, surroundings or traffic circulation. b. That the site for the intended use is adequate in size and shape to accommodate the use. c. That all of the yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the requested use to existing or permitted future uses in the neighborhood will be provided and maintained. d. That the street system serving the proposed use is adequate to properly handle all traffic generated by the proposed use. 2. Is the project consistent with the Mello I1 Local Coastal Plan segment? 3. Can the four findings necessary to grant a variance be made. More specifically: a. Are there 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 or zone? b. Is such variance necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same vicinity * - SDP 92-07/V 92-02 - SHL ,'Z/LESLIE ADDtTION JANUARY 6, 1993 PAGE 3 4 and zone but which is denied to the property in question? c. That the granting of such a variance will not be materially detrimental to the public welfare or injurious to the property in question. d. That the granting of such variance will not adversely affect the comprehensive General Plan. DISCUSStON BEACH AREA OVERLAY ZONE (BAOZ) AND MELLO I1 LOCAL, COASTAL PLAN The additions to the approved condominium project are consistent with the intent of the Beach Area Overlay Zone to ensure that development is compatible with surrounding developments and provides adequate parking as required by the Planned Development Ordinance. Surrounding developments include garage and deck additions which are similar in design and observe similar setbacks, and the proposed two-car garage will bring the project into conformance with the current Planned Development parking standard requiring two covered spaces per unit. The existing two unit condominium is consistent yith the RH high density General Plan designation allowing two units, and the proposed additions will create no additional units. The project is properly related to the site and not detrimental to surrounding uses or developments in the beach area since front yard setbacks have been reduced to less than 5' in the majority of residences located on the seaward side of Ocean Street between Carlsbad Village Drive and Carlsbad Boulevard. The exterior walls of the proposed garage encroach no farther into the front yard setback than the garage/parking structures adjacent to the north and south. Garages located in front yard setbacks along Ocean Street have resulted from steep topography and structural setback requirements which significantly reduce buildable areas and limit automobile access to the blufftop along Ocean Street. Exacerbating the situation is the need to provide onsite parking for multiple units allowed by the beach area's high density General Plan designation. The proposed 14' high one story attached garage is compatible with other Ocean Street developments in which a one story garage element located in the front yard setback precedes a two story residential structure. The proposed deck is also consistent with surrounding development since it observes the Mello I1 Local Coastal Plan "stringline" structural setback prohibiting decks to be constructed farther seaward than those on the adjacent structures to the north and south. As previously stated, lot constraints which significantly reduce buildable areas and limit access have forced garages and parking structures into the front yard setbacks of units located west of Ocean Street. Upon approval of a variance allowing a reduced front yard setback, the site is adequate in size and shape to accommodate the proposed garage and deck additions, and setbacks necessary to adjust the additions to existing development have SDP 92-07/tr 92-02 - :ULTZ/LESLIE ADDITION - JANUARY 6, 1993 PAGE 4 been provided. The proposed deck addition complies with the additional Local Coastal Plan setback requirement ensuring that new development will project no farther seaward than existing surrounding development. Traffic circulation will not be adversely affected by the proposed development since no additional trips will be generated, and the provision of onsite parking will improve traffic safety by reducing onstreet parking. Back-up conflicts are also somewhat reduced at this location since there are no driveways on the east side of Ocean Street between Carlsbad Village Drive and Oak Avenue. VAFUANCE The following extraordinary circumstances and conditions which necessitate reduced setbacks are applicable to the subject property as well as other properties located west of Ocean Street that do not apply to other property in the BAOZ: 1. steep bluffs which limit automobile access to the eastern third of the lot between Ocean Street and the top of the bluff; 2. the buildable area is limited to the eastern half of the lot due to structural setbacks required by the Local Coastal Plan; 3. the high density general plan designation allowing multiple units with onsite parking requirements on lots with limited automobile access; and 4. the predominance of existing reduced front yard setbacks primarily for the purpose of providing covered and uncovered parking to serve multiple units. The variance is necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same vicinity and zone since the majority of lots located seaward of Ocean Street south of Carlsbad Village Drive provide two two-car garages or parking structures within the front yard setback similar to that proposed by the applicants. The location of garages in the front yard setback is primarily due to blufftop lot constraints restricting automobile access to only the upper portion of the lots and the high density General Plan designation allowing multiple units. Precedence for the approval of this variance has already been established since variances have been granted on Ocean Street allowing reduced front yard setbacks and permitting garages to be constructed up to front property lines. The granting of this variance will not be materially detrimental to the public welfare or injurious to the property in question since surrounding development similar to that proposed has already been established in the area. The addition of a single story attached garage will not impact the General Plan since the existing two-unit condominium is consistent with the General Plan land use/density designation specified for the Beach Area. P ? SDP 92-07/V 92-02 - SHL .'Z/LESLIE ADDITION JANUARY 6, 1993 PAGE 5 SUMMARY The proposed project is consistent with the Beach Area Overlay Zone and the necessary findings required to grant a variance can be made; therefore, Staff recommends approval of SDP 92-7 and V 92-2. Iv. ENVIRONMENTAL REvlEw The Planning Director has determined that the proposed addition to an existing structure is Categorically Exempt as specified by Section 15301 (e)(l) of the California Environmental Quality Act and a Notice of Exemption dated December 2, 1992 has been issued. ATTACHMENTS 1. Planning Commission Resolution No. 3471 2. Planning Commission Resolution No. 3472 3. Location Map 4. Background Data Sheet 5. Disclosure Statement 6. Exhibits llA"-"G', dated January 6, 1993. AH:lh:vd NOVEMBER 4, 1592