HomeMy WebLinkAboutV 375; Ocean Street Condominiums; Variance (V) (4)STAFF REPORT
DATE: SEPTEMBER 17, 1986
TO: PLANNING COMMI S SI ON
FROM: PLANNING DEPARTMENT
SUBJECT: SDP 86-5/V-375 - OCEAN STREET CONDOS - Two unit
condominium to be located at 2677 and 2679 Ocean Street
within the Beach Area Overlay Zone.
I. RECOMMENDATION
That the Planning Commission APPROVE the Negative Declaration
issued by the Planning Director and ADOPT Resolution No. 2599
and 2600, APPROVING SDP 86-5/V-375, based on the findings and
subject to the conditions contained therein.
11. PROJECT DESCRIPTION
The applicant is requesting approval of a site development plan
to construct two air space condominiums on the west side of the
2600 block of Ocean Street. A minor subdivision map is being
processed concurrently to convert two existing twenty-five foot
wide lots into one for construction of the units. Typically, the
construction of two units would just require building permits:
however, the recently adopted Beach Area Overlay Zone now
requires all new residences in the beach area to process a site
development plan. A variance is requested for a reduced front
yard setback. An engineering standards variance is needed for
the driveway cut.
The General Plan designation is RH allowing 15-23 du/ac, with
R-3 zoning. The proposed project is 12.4 units per acre
density.
The proposed units will be approximately 3500 and 3600 square
feet each, for a total living area of slightly more than 7100
square feet. The building includes a basement, a first story and
a second story. Sundecks, balconies, an open terrace on the
beach side, and garage parking are included in the design. The
architecture is Mediterranean, resembling a Roman country home.
Moorish flavor is evident with off-white stucco and brown trim,
concrete tile flat roof, open railings, and a variety of window
styles. The buildings articulate back from Ocean Street such
that the face of the garage and the sun deck above are five
feet from the property line, an eight foot high stucco fence and
gate is 20 1/2 feet back from that, with the main entrance
another thirty feet beyond the fence. The roof of the building
is comprised of several sections and is lower near the Ocean
Street, being twenty feet in height, which begins twelve feet
beyond the garage. The next section begins about twenty feet
--.
beyond the garage. One of the parking spaces (guest) will use
turf stone so grass will be able to grow in-between the concrete
blocks, which will help to soften the paved driveway and street
area. Wrought-iron gates will allow some visual access to the
ocean.
There are a variety of housing types in the vicinity.
Immediately adjacent to the property, the buildings are single
story from the Ocean Street side; however, beginning two lots
south are 5-6 two story units. Building heights vary along both
sides of Ocean along its entire length.
111. ANALYSIS
Planning Issues
1) Does the development meet the requirements of the Beach Area
Overlay Zone, as well as the underlying zoning and General
Plan?
21 Can the findings be made for approval of a variance,
mainly:
a)
b)
C)
dl
That 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;
That such 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;
That the granting of such 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;
That the granting of such variance will not adversely
affect the comprehensive General Plan.
DISCUSSION
Ordinance Regulations
The project conforms with the General Plan, the R-3 and Beach
Overlay Zone requirements and also coastal zone regulations. As
mentioned earlier, the proposed density of 14.2 is below that
allowed by the General Plan, i.e., 15-23 du/ac. Setback
requirements of the R-3 zone have been met for the side and rear
yards (5 and 10 feet, respectively); a lot width of fifty feet
and lot coverage of not more than sixty percent also meet
-2-
standards. The front yard setback variance is discussed later in
this report.
Issues relating to the Beach Area Overlay Zone are building
height and parking. Building height is limited to two stories,
or twenty-five feet, whichever is less. Technically, the
proposed building meets the requirement. In terms of height, the
City ordinance states that when there is a 10-foot difference in
grade, the height is measured from ten feet above the lowest
point. Using that formula, the building height is twenty-five
feet to the mid-point of the roof (See Exhibit E). The number of
stories is determined by the distance between the floor above and
the existing grade, which is an average of the finished ground
level at the center of all walls of the building. In this case,
the average distance from the grade (or soil) to the floor above
is 2.5 feet -- 6 feet above grade is necessary to qualify as a
story. Thus, the proposed project has two stories plus a
basement, typical of most of the structures built along the
coastal bluff. Parking requirements have been met in that five
spaces (two per unit plus one guest space) are provided off Ocean
Street.
The Coastal Zone has a 'stringline" rule where the proposed
structure cannot extend any further to the west than the
buildings on each of the adjoining lots (balcony overhangs are
not included). As shown on Exhibit A, the building would be
even with houses on both sides if a "string" were drawn from
point to point.
Variance Findings
The variance requested is for a reduced front yard setback. The
R-3 zone requires twenty feet -- five feet is shown between the
garage and Ocean Street, the setback will be reduced to zero
because of the City's requirement to dedicate that five foot
area. An engineering standards variance also is requested
because the driveway lot exceeds forty percent of the lot width.
Staff believes all of the necessary findings can be made for
approval of the variance requests. The coastal bluff location
and the lot configuration are exceptional constraints to the
buildable area of this lot, making it difficult to comply with
the requirements of the zoning ordinance. Many other property
owners in the beach area enjoy similar property rights by having
approved variances for reduced setbacks and wider driveway cuts.
The variance will not affect the General Plan, i.e., the request
does not increase the number of units already allowed. The
Engineering Department has reviewed the standards variance
request and is able to support the application of a variance in
this situation (see attached Memo).
-3-
The project is excepted from the provisions of the City's Growth
Management Ordnance by Section 21.90.030 (C)(2) which permits up
to two units on a lot owned and occupied by the same family.
In summary, the two unit condominium project meets the
requirements of all city ordinances and the General Plan. Staff
believes the project will be an attractive addition to the
neighborhood, and therefore, recommends approval of SDP
8 6-5/V3 7 7.
IV. ENVIRONMENTAL REVIEW
The Planning Director has determined this project will have no
significant impacts to the environment and therefore, has issued
a Negative Declaration on August 16, 1986.
ATTACHMENTS
1. Planning Commission Resolution No. 2599 and 2600
2. Vicinity Map
3. Background Data Sheet
4. Disclosure Form
5. Memo from Engineering Department, dated August 11, 1986
6. Exhibits "A" - "F", dated August 29, 1986
NER:hr
9/4/86
-4-
- VICINITY MAP
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City of Garlsbad
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-...
Os OPEN SPACE RMH) RESIDENTIAL MEDIUM HIGH 8215 dulac (0s) R-3
(RHI RESIDENTIAL HIGH 15-23 du/ac
VR VILLAGE REDEVELOPMENT
TS TRAVEL SERVICES3 r v-375
I I
OCEAN ST. CONDOS I SDP 86-5 I
BACKGROUND DATA SHEET
CASE NO: SDP 86-5/V-377
APPLICANT: Ocean Street Condos
REQUEST AND LOCATION: Approval for 2 condominiums at 2677 and 2679 Ocean St.
LEGAL DESCRIPTION: Lots 19 h 20 in Block “Ha of the Hayes Company Addition to
Carlsbad, Map No. 2, in the City of Carlsbad, County of San Diego, State of
California, according to Map 1211, filed in the County Recorder of San
Diego, November 4, 1909 APN: 203-140-14,15
Acres .16 Proposed No. of Lots/Units 2
GENERAL PLAN AND ZONING
Land Use Designation RH
Density Allowed 15-23 du/ac Density Proposed 14.2
Existing Zone R-3 Proposed Zone R-3
Surrounding Zoning and Land Use:
zoning
Site R-3
North R-3
South R-3
East R-3
Land Use
Vacant
SF 6 MF
SF & MF
SF h MF
West n/a (ocean 1 ocean
PUBLIC FACILITIES
School District Carlsbad Water Carlsbad Sewer Carlsbad EDU’s 2
Public Facilities Fee Agreement, dated July 15, 1986
ENVIRONMENTAL IMPACT ASSESSMENT
- X Negative Declaration, issued August 16, 1986
- E.1 .R. Certified, dated
Other,
DISCLOSURK ?ORU
at Mary S. Moonev ~~~,y~-r~ip, joint venture? corporation, micationj AETL'ICANT:
retbed Busmess Add ress
Russell W. Grosse
Name .
5850 Avenida Encinas, Carlsbad, CA 92008 Business Address
. (619) 438-3111
Telephone Nmbr
n /a Name (hd' ivrdual I partner, joi* venture, corporation, syndication) m Add ress MmBERs:
Business Add ress
Name tkme Address
Business Add ress
The applicant h reqaired to apply for Coastal Cormhsion Approval if located in the Coastal tone,
I/k BeClare der penalty of perjury that the informution oontained in thh disclosure is true and cnrrect d Mat It will remain true ad oorrect gld my be relied upon as being true ad orrect rntil saended.
y S. Wooney
APPLICANT
August 11, 1986
TO: PLANNING COMMISSION
FROM: City Engineer
OCEAN STREET CONDOS, SDP 86-59 REQUEST FOR STANDARD VARIANCE
The applicant has requested a variance from City Design Standards. In
accordance with Section 18 of the Street Design Criteria of the City
Standards, the Planning Commission shall have the authority as an
administrative act to grant variances to the City Standards provided the
following findings can be met:
1.
2.
3.
4.
5.
That there are extraordinary or unusual circumstances or conditions
applicable to the situation of surrounding property necessitating a
variance of the Standards.
That the granting of such variance will not cause substantial drainage
problems.
That
future traffic and parking demands or pedestrian or bicycle use.
That the granting of such variance will not be detrimental to the
public welfare or injurious to the property or improvements in the
vicinity in which the variance is granted.
That the granting of such variance will not adversely affect the
comprehensive general plan.
the granting of such variance will not conflict with existing or
City staff has reviewed the variance request and is making the
recommendat ion that follows in this memorandum.
1. Location: West side of Ocean Street North of Beech Avenue.
Request: Applicant requests driveway access over 100% of the
projects street front age .
Reason: Five parking spaces are required for the proposed
Site geometrics and topography preclude project.
access restrictions along the projects frontage.
Staff
Recommendation: Approval
Explanation: The proposed access will be consistant with current
developments in the area.