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HomeMy WebLinkAboutV 88-03; St Tropez West; Variance (V) (6)May 18, 1989 P.O. Box 142 Carls bad, California 92008 (61 9) 434-31 25 . FAX (61 9) 729-771 7 RPdLlVED Mr. Don Neu, Assistant Planner City of Carlsbad Planning Department 2075 Las Palmas Drive Carlsbad, CA 92009-4859 CITY OF CARLSBAD ~BVELOP. PROC. SEW. DIU. REF. NO. PUD - 89-02/CT 89-10/HDP 89-23/V 88-3 Dear Don: This letter is in response to our meeting of this date and is in reply to your request to address the following Items. ISSUES OF CONCERN Page 1 Planninq Item No. 11 We request that your requirement for side yard setbacks be reduced from ten (10) feet to six (6) feet. Our north and south property lines show a ten foot set back. This ten foot setback is from the front property line toward the ocean, approximately forty eight feet. It then changes to six feet. In measuring other property line set backs along the Westerly side of Ocean Street, all properties except for two, have more than five feet of set back. The Best Western Motel has only five feet as do a number of new projects finalized in 1988 and 1989. There are numerous properties with less than five feet of setbacks. Item No. 13 A new Site Development Plan will not be required as we believe it is imperative to have six units to proceed with this project. Mr. Don Neu City of Carlsbad Planning Dept. May 18, 1989 Page Two of Three ISSUES OF CONCERN Page 2 Planninq Item No. 2 The building was designed by a qualified registered architect. The properties to the north and the south of our project extend westerly to maximize their views. Our project extends westerly to maximize our view also. We are within the site line setbacks for both our building and decks as required by the California Coastal Commission. In our opinion, the building to the South of our property is much more architecturally and aesthetically pleasing than the building to the North which is boxy and unappealing. In addition, by stacking our units vertically, each floor has virtually the same view, more privacy as top units do not look down on neighbors' patios, and square footage is approximately the same. We believe our design, which breaks the front line at the middle and recesses the north and south corners, along with extensive brick veneer, is much more pleasing than the projects to the North and to the South. Pl.anning Item Nos. 5 and 9 As our property is only 110' wide, a driveway serving underground parking would be difficult , if not impossible to design. Our major concern would be the angle of the driveway. Tandem parking was allowed on a recent project at 2599, 2601, 2603 Ocean St. Their garages have three openings. Each door serves two parking spaces which are tandem. The total width of this garage is thirty feet (outside measurement). In addition, they have guest parking which is adjacent to their garage. Their property line to garage is less than ten feet. Mr. Don Neu City of Carlsbad Planning Dept. May 18, 1989 Page Three of Three Another project which was recently completed in 1989 is 2679 Ocean St. (Two condo units). They have a three car garage which is a total of thirty feet wide (outside measurement). Their guest parking is adjacent to their garage . It is ten feet from their garage to property line. In addition, their side yard setbacks go from ten feet (parking space) to five feet. A project still under construction at 2751 Ocean St. has side by side double garages. The total clearance from wall to wall (inside) is only 18'9". I would like to point out that there are four (4) existing older apartments on one of our lots. At this time there is not one parking space provided on site. Our project requires fifteen parking spaces and we are providing sixteen. Planninq Item No. 7 We request that a wave study and geotechnical report be waived until our project is approved. As discussed with you, this can be done at a later date under Conditions of Approval. Enqineerinq, Page 3 Item No. 2 Upon approval of our Civil Drawings (Improvement & Grading) appropriate pemits would be issued for both grading and hauling. I don't foresee any undue problems as the commercial project one block East of us (Village Faire) exported both trash and dirt far exceeding our requirements. I have worked with the California Coastal Commission on a number of beach front projects and do not anticipate problems. All they require is adequate notice of intent, and exclude working during the summer months of June, July and August. Please contact me for further discussion or -I cc: Michael Holzmiller