Loading...
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 T E l i City of Garlsbad nu ww nn -1 I -... 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.