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HomeMy WebLinkAboutAV 97-09; Barelmann Residence; Administrative Variance (AV)December 2, 1997 Robert & Margaret Barelmann 1967 N. Coast Highway 101 . Encinitas, CA 92024 . SUBJECT: AV 97-09, Barelmann Residence - Request for an' administradve variance to reduce the front and rear yard setbacks for a proposed single family residence located on Franciscan Drive within the La Costa Downs Subdivision as shown on Exhibit "A" dated November 19, 1997. The requested variance includes the following: 1) a reduction in the front yard setback from 20 to 15 feet; and 2) a reduction in the rear yard setback along a 10 foot portion by 12-18 inches and to reduce another portion along a 14 foot length by 1-1 2 inches. The Planning Director has completed a review of your application for an Administrative Variance, AV97-09, on Lot 1 1 of Map 201 3 of La Costa Downs Unit No.1 , Assessors Parcel Number 21 4-023-1 0. 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. Findinas: 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. Lot 11 includes a 30 foot wide utility easement located on the south side of the property. This utility easement cannot be encroached within and therefore reduces the developable pad area by approximately 23%.. Additionally, when street improvement plans for this subdivision were developed, extra land was required of the property owners for cul-de-sac dedication which created unusual lot shapes and sizes further reducing the net buildable area. The reduced pad area does not allow for the development of a dwelling unit which is comparable in size with other dwelling units which are developed on surrounding non-constrained project lots thus justifying the modification of the front and rear yard setbacks. 2. The requested variance IS necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same vicinity and zone but which is denied to the property in question because other surrounding properties have unconstrained lots which allow for the development of reasonable sized homes consistent with the development standards of the R-1 zone. 3. The granting of this variance WOULD NOT be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which the property is located. The minimal encroachment into the rear yard set back would not adversely impact any of the surrounding properties due to its ._ 2075 Las Palmas Dr. Carlsbad, CA 92009-1 576 - (760) 438-11 61 - FAX (760) 438-0894 @ rr. AV 97-09 - BARELMANN 1-SIDENCE DECEMBER 2,1997 PAGE 2 location along and backing to the adjacent rail road tracks. The front yard set back reduction would not negatively effect surrounding property values nor would it impact public safety in that motorists traveling along the street frontage would continue to have good visibility. In addition, the integrity of the neighborhood street scene would not be compromised. The subject property fronts on a cul-de-sac bulb which places the building farther back from the street center line than other homes fronting the street, even with the reduced front yard. Since the subject property's home would still fall behind the "string line" of homes fronting the'linear portion of the street, the overall effects of the reduced set backs would be minimized. 4. The granting of this variance WILL NOT adversely affect the comprehensive General Plan because the variance applies only to one lot which has unique circumstances unlike the majority of lots within the City. Conditions: 1. All development including improvements shown on future building permit submittals, shall be to the satisfaction of the Planning Director and shall be in substantial conformance with Exhibit "A" dated November 19, 1997 incorporated herein by reference and on file in the Planning Department. This decision may be appealed by you or any member of the public to the Planning Commission within ten days of receipt of this letter. Appeals must be submitted in writing to the Planning Commission at 2075 Las Palmas Drive in Carlsbad, along with a payment of $1 20.00. The filing of such appeal within such time limit shall stay the effective date of the order of the Planning Director until such time as a final decision on the appeal is reached. If you have any questions regarding this matter, please feel free to contact Greg Fisher at (760) 438-1 161 , extension 4328. CITY OF CARLSBAD . . GEW:GF:vd C: Bobbie Hoder Frank Jimeno Data Entry File Copy