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HomeMy WebLinkAboutAV 96-01; Campbell Residence; Administrative Variance (AV) (3)4 I February 20, 1996 Tom Campbell 2603 Wagon Wheel Rd Oxnard, CA 93030 SUBJECT: AV 96-01 - Campbell Residences Thank you for applying for Land Use Permits in the City of Carlsbad. The Planning Depaoment has reviewed your administrative variance, application no. AV 96-1, as to its completeness for processing. The application is incomplete, as submitted. Attached are two lists. The first list is information which must be submitted to complete your application. This list of items must be submitted directly to your staff planner by amointment. All list items must be submitted simultaneouslv and a CORY of this list must be included with vour submittals. No processing of your application can occur until the application is determined to be complete. The second list is issues of concern to staff. When all required materials are submitted the City has 30 days to make a determination of completeness. If the application is determined to be complete, processing for a decision on the application will be initiated. In addition, please note that you have six months from the date the application was initiallv filed, January 22, 1996, to either resubmit the application or submit the required information. Failure to resubmit the application or to submit the materials necessary to determine your application complete shall be deemed to constitute withdrawal of the application. If an application is withdrawn or deemed withdrawn, a new application must be submitted. Please contact your staff planner, David Rick, at (61 9) 438-1 161 extension 4328, if you have any questions or wish to set up a meeting to discuss the application. Sincerely, Planning Director MH:DR:bk c: Gary Wayne Adrienne Landers Bobbie Hoder Bob Wojcik Ken Quon File Copy Data Entry Planning Aide(s) 2075 Las Palmas Drive - Carlsbad, California 92009-1 576 - (61 9) 438-1 161 @ AV 96-1 - CAMPBELL RESIDENCES February 20, 1996 Paae 2 LIST OF ITEMS NEEDED TO COMPLETE APPLICATION: No. AV 96-1 - Campbell Residences PLANNING: 1. A processing fee of $250 is required for each lot requesting a variance. Payment has been received for only one lot. If you wish to pursue a variance for both lots, then we must receive payment of $250 before we will continue processing your application. 2. On the site plan: A) Show all easements. Our sources indicate that a six foot wide easement exits at the rear of each lot (see "engineering issues" for further concerns). Also, label the use of each easement (i.e. water line easement, City of Carlsbad utility easement). B) Indicate the width of the front yard measured 20 feet back from the front property line. The required side yard set backs are determined by this ~ measurement. C) The designated zoning and land use. This information must be placed under the summary table. The Zoning is R-1 and the General Plan designation is RM. Also state that the property is subject to "SP 201 - La Costa Downs Specific Plan". 3. If, in the process of discussions, a need for floor plans and building elevations evolves, then we may request this information at a later date. This information is not necessary to deem your application complete. ENGINEERING: 1. None. ISSUES OF CONCERN PLANNING: Since this variance request is for two separate lots with separate circumstances, comments will be addressed separately for each lot, starting with lot 10. f -i AV 96-1 - CAMPBELL RESIDENCES February 20, 1996 Paae 3 Lot 10 Upon preliminary analysis of the proposed set back variance, we have determined that the findings required to grant a variance cannot be made since there are no extraordinary circumstances applied to Lot 10 which would restrict development beyond the restrictions imposed on other lots within the same development. The 30 foot wide utility easement and the required set backs limit the developable area to 1,600 square feet. If the house were designed to use the maximum developable area, the property could support a house with up to 2,800 square feet of living area. The achievable living area was determined by including the area for the second story and subtracting the garage area (1,600 sf. for 1st story + 1,600 s.f. for 2nd story - 400 sf. garage = 2,800 s.f. dwelling). Even if the total area was reduced to half this amount to accommodate architecture and site design, a 1,400 square foot house is still reasonable in size. A typical lot within the La Costa Downs subdivision is substandard in area for a single family zoned lot. The Specific Plan recognizes that these lots are substandard and has accommodated development by establishing standards so that variances would not be necessary. In processing the Specific Plan, we realized that these lots would support small houses. Once the set backs are applied to one of these typical lots, the developable area is limited to approximately 2,000 square feet, which would support a single family home not much larger than that which could be built on Lot 10. Allowing reduced set backs on Lot 10 would constitute a privilege which the other lots do not or would not possess, rather than a necessity for development. Lot 11 On Lot 11, the 30 foot wide utility easement and the required set backs reduce the developable area to 875 square feet. Utilizing the same calculation for Lot 10, the maximum achievable living area would equate to a 1,350 square foot house (875 s.f. for 1st story + 875 s.f. for 2nd story - 400 s.f. garage = 1,350 s.f. dwelling). However, considering that this area would undoubtedly need to be reduced to accommodate architectural design and a functional floor plan, especially considering that the developable area is nearly square (a square area is more difficult to develop than a standard rectangular lot), a set back reduction is warranted but not to the same extent that is being requested. We can support the rear yard reduction as proposed and under the proposed design provided the six foot wide easement in the rear yard is quitclaimed. A reduced rear yard set back would increase pad depth and allow an additional 285 square feet of developable area, raising the total developable area to 1,160 square feet. One thousand one hundred sixty square feet of developable area would allow up to a 1,920 square foot house. Even if the house were reduced to half this size to accommodate architecture and floor plan design, nearly 1,000 square feet of livable area could be achieved. A reduced front yard set back, however, would permit more developable area than necessary. Allowing additional developable area above and beyond necessity is contradictory to the purpose of a variance. ?' AV 96-1 - CAMPBELL RESIDENCES February 20, 1996 Paue 4 ENGINEERING: -rr j The site plans show a portion of the garage on each lot encroaching into the existing six 0; dJ ;*.;A indicate that these easements are not to contain any utilities, storm drains, or other below -kc'%* foot wide easement in the rear of each lot. Typically, structures are not allowed to be (c; ;p located within such easements. However, since the improvement plans for this area I(r' '' grade lines, we recommend the applicant file a request for the City to quitclaim these $&iceasements. Please note that the applicant must demonstrate that there are no existing rqp$\ utilities located within these areas.