HomeMy WebLinkAboutPRE 2022-0024; JARMOLOWICZ RESIDENCE; Admin Decision LetterJune 14, 2022
B fl LE C{.
("Cityof
Carlsbad
Ruediger Thierhoff
839 E, 2nd St. /hQ;/ecl C/;f/}y
National City, CA 91950
SUBJECT: PRE 2022-0024 (DEV 2022-0086) -JARMOLOWICZ RESIDENCE
APN:203-102-24-00
Thank you for submitting a preliminary review application for the construction of a single-family
residence with a single-car garage on an approximately 4,085-square-foot, vacant lot located at 2670
Roosevelt Street. In general, the application is requesting the feasibility of whether staff can support an
exception to the maximum setback standard for a portion of the front fa«;ade and the two-car garage
parking space requirement of the Village and Barrio Master Plan.
In response to your application, the Planning Division has prepared this comment letter. Please note that
the purpose of a preliminary review is to provide you with direction and comments on the overall concept
of your project. This preliminary review does not represent an in-depth analysis of your project. It is
intended to give you feedback on critical issues based upon the information provided in your
submittal. This review is based upon the plans, policies, and standards in effect as of the date of this
review. Please be aware that at the time of a formal application submittal, new plans, policies, and
standards may be in effect and additional issues of concern may be raised through a more specific and
detailed review.
Planning:
1. General Plan and zoning designations for the property are as follows:
a. General Plan: Village Barrio (V-B)
b. Zoning: Village Barrio (V-B)
c. The project is located within the Village General (VG) District of the Village and Barrio Master
Plan (VBMP)
2. The project as proposed does not meet city requirements. If the project is revised to meet city
requirements the following permit is required:
a. Building Permit. Per the VBMP, Section 6.3.2.1, One new single-family detached dwelling
is exempt from a discretionary permit requirement provided the development complies
with the VBMP, Section 2.8.3.F., Residential Design Guidelines.
Community Development Department
Planning Division j 1635 Faraday Avenue Carlsbad, CA 92008-7314 j 442-339-2600 www.carlsbadca.gov
PRE 2022-0024 (DEV 2022-0086} -JARMOLOWICZ RESIDENCE
June 14, 2022
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3. In general, the application is requesting the feasibility of whether staff can support a standards
modification per VBMP, Section 2.6.7.B, or a variance per Chapter 21.50 of the Carlsbad Municipal
Code to allow: 1) an approximately 8. 7-foot portion of the front fai;ade to be located further than
the ten-foot maximum requirement of the VBMP, Section 2.7.2.A; and 2) a one-car garage as
opposed to the two-car garage parking space requirement of the VBMP, Section 2.6, Table 2-3. As
outlined below, the proposed project does not meet the purposes and/or findings required for
approval of a standards modification or variance.
Standards Modification: The VBMP, Section 2.6.7.B, states standards modifications are permitted
only for the following purposes:
1. To provide housing affordable to low and/or moderate income households; or
2. To construct residential development at densities at the minimum set forth for the applicable
land use district; or
3. To enable a significant public benefit as determined by the decision-making authority. A
significant public benefit may include, but is not limited to, one or more of the following:
a. Exceeding minimum Climate Action Plan (CAP) consistency requirements;
b. Exceeding local energy efficiency requirements and/or renewable energy
requirements;
c. Exceeding local electric vehicle parking requirements;
d. Reducing vehicle miles traveled {VMT};
e. Implementing programs that encourage employees to carpool or ride transit;
f Implementing an important public amenity or infrastructure component of the Master
Plan; and
g. Advancing other benefits as determined by the decision-making authority; or
4. To protect or accommodate a designated or potential historic resource as defined in
California Environmental Quality Act Guidelines Section 15064.5; or
5. To recognize an established building or site character that is unique and desirable to
maintain.
The proposed project does not meet any of the purposes for a standards modification as specified
above. Therefore, staff would not be in support of a standards modification for the proposed project.
Variance: Section 21.50.050 of the CMC provides findings of fact that shall be made in approving or
conditionally approving a variance as specified below.
1. That because of special circumstances applicable to the subject property, including size,
shape, topography, location or surroundings, the strict application of the zoning ordinance
deprives such property of privileges enjoyed by other property in the vicinity and under
identical zoning classification;
2. That the minor variance or variance shall not constitute a grant of special privileges
inconsistent with the limitations upon other properties in the vicinity and zone in which the
subject property is located and is subject to any conditions necessary to assure compliance
with this finding;
3. That the minor variance or variance does not authorize a use or activity which is not otherwise
expressly authorized by the zone regulation governing the subject property;
PRE 2022-0024 (DEV 2022-0086) -JARMOLOWICZ RESIDENCE
June 14, 2022
Pa e 3
4. That the minor variance or variance is consistent with the general purpose and intent of the
general plan, this title and any applicable specific or master plans;
The justification provided in this preliminary application for a variance from the VBMP standards
does not demonstrate that the findings of fact can be made to support approval of a variance.
Specifically, the application does not demonstrate that the strict application of standards would
deprive the property of privileges enjoyed by other properties in the vicinity because of special
circumstances applicable to the site, or that the approval would not constitute a special privilege
inconsistent with other properties in the vicinity and zone (Findings of fact 1 & 2). Therefore, staff
would not be in support of a variance for the project as proposed.
All necessary application forms, submittal requirements, and fee information are available at the
Planning counter located in the Faraday Building at 1635 Faraday Avenue or online at
https://www.carlsbadca.gov/departments/community-development/planning. You may also access the
General Plan Land Use Element and the Zoning Ordinance online at the website address shown; select
Department Listing; select Planning Home Page. Please review all information carefully before
submitting.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Kyle Van Leeuwen at the number below. You may also contact each department individually as
follows:
• Planning Division: Kyle Van Leeuwen, Associate Planner, at 442-339-2611
• Land Development Engineering: David Rick, Project Engineer, at 442-339-2781
DON NEU, AICP
City Planner
DN: KVL:
c: Laserfiche/File Copy/Data Entry
Data Entry