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HomeMy WebLinkAboutPRE 2023-0025; 3460 WOODLAND WAY; Admin Decision LetterJuly 27, 2023 Christopher and Amanda Mellon 3460 Woodland Way Carlsbad, CA 92008 SUBJECT: PRE 2023-0025 (DEV2023-0087) -3460 WOODLAND WAY APN: 205-120-53-00 Ccicyof Carlsbad El FILE COPY Thank you for submitting a preliminary review to construct a 20-foot-wide by 24-foot-5-inch-long second driveway for an existing single-family dwelling at 3460 Woodland Way. The project includes a request for preliminary staff input on whether a Minor Variance can be supported from Carlsbad Municipal Code (CMC) section 21.44.060 Table E, which allows parking on paved driveway or parking areas in the front yard setback if the driveway or parking area does not exceed 30% of the required front yard area. The existing lot is approximately 7,610 square feet, 1,686.6 square feet of which is the front yard setback area. The existing driveway is approximately 249.6 square feet which is approximately 14.99% of the front yard area. The proposed driveway is 490 square feet, 400 square feet of which would be located within the front yard setback. This would create a total paved driveway area of 38.51%. The project site contains an existing single-family residence and 2816-square-foot attached garage which is setback approximately 15-feet-6-inches from the front property line. The garage contains an existing laundry room which limits the usable interior dimensions to 13-feet-2-inch-wide by 22-feet-long. Pursuant to CMC section 21.44.060 Table D, the interior dimensions for a residential two-car garage is 20-feet by 20- feet, and for a one-car garage is 12-feet by 20-feet. Due to the laundry room inside the garage, only one vehicle can be parked within the existing garage. Pursuant to CMC section 21.44.0S0(A), Table B, a standard parking space is 20-feet-long, however the existing driveway is approximately 15-feet-6-inches- long. Therefore, the existing driveway is not long enough to serve as a parking space, as a parked vehicle could overhang into the right-of-way. Currently, the single-family dwelling only contains one parking space total within the garage. The purpose of the contemplated Minor Variance is to allow a second driveway to accommodate two additional parking spaces (three total spaces). 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. Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600 PRE 2023-0025 (DEV2023-0087) -3460 WOODLAND WAY July 27, 2023 Pa e 2 Planning: h/ 6,eneral Plafl and zoning designations for the property are as follows: a. General Plan: Residential 0-4 dwelling units per acre (R-4) b. Zoning: One-Family Residential (R-1) 2. The project requires the following permits: a. Minor Variance -The project is requesting a variance from CMC section 21.44.060 Table E, to allow parking within the front yard setback with a paved area greater than 30% of the front yard. A Minor Variance Permit, approved by the City of Carlsbad City Planner, is required for the request. However, please see Comment No. 6 for additional information. b. ROW Excavation Permit 3. Plans. a. Show: North arrow, property lines, easements, existing and proposed structures, streets, existing street improvements, right-of-way width, dimensional setbacks and existing topographical lines (including all side and rear yard slopes). Provide legal description of property and assessor's parcel number. b. Provide a scope of work on the plot plan. The scope should include the removal of the attic. c. Show the required setbacks and provide a calculation on the plans for the front yard area. The front yard area is the front yard setback (20') times the lot width 84.3'. d. Provide a calculation of the current paved driveway area in the front yard setback and indicate the existing percentage of paved driveway area. e. Provide a calculation of the proposed driveway area in the front yard setback and indicate the proposed percentage of paved driveway area. f. Label landscaped areas on plans and indicate the percentage of the from yard area which will remain as landscape. g. Pursuant to CMC 21.44.060(A)(2) Table C, required uncovered parking spaces may be located within the side and/or rear yard setback, provided that a 6-foot-high masonry wall (or some other solid material approved by the decision-making authority) is built along the property line adjacent to the setback area. Please note, fences in walls within the front yard setback cannot exceed:42-inches. Show and label a 6-foot-tall wall along the south property line up to the 20' front yard setback line. Indicate the fencing material PRE 2023-0025 (DEV2023-0087) -3460 WOODLAND WAY July 27, 2023 Pa e 3 4. Setbacks. Pursuant to CMC section 21.10 the setbacks for the R-1 zone are as follows a. Front yard: 20' from Woodland Way. b. Side yard: 10% of the lot width, not to be less than 5' or greater than 10'. The lot is approximately 84 feet wide, therefore the side yard setback is 8.4' c. Rear yard: twice the required side yard. Because the side yard is 8.4' the rear yard is 16.8'. 5. Minor Variance. a. Pursuant to CMC section 21.50.050, the decision-making authority (City Planner) can approve or conditionally approve a Minor Variance if the following findings are made: i. 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; ii. 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; iii. 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; iv. 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; v. In addition, in the coastal zone, that the minor variance or variance is consistent with the general purpose and intent of the certified local coastal program and does not reduce or in any manner adversely affect the requirements for protection of coastal resources. b. Staff has reviewed the request and does not believe the project qualifies for a Minor Variance due to the lack of justification for Minor Variance finding number 6(a)i above, which states that a property must be restricted by special circumstances applicable to the subject property including size, shape, topography, location, or surroundings. This finding requires the special circumstance restricting the property to be of natural cause. The number of available parking spaces on site is not restricted due to a special circumstance applicable to the property, but rather due to the built environment. The existing built environment is not considered a special circumstance of the property. c. Staff recommends reducing the proposed driveway to a one-car driveway. If the width of the proposed driveway was reduced to 10-feet-wide by 24.5-feet-long, this would PRE 2023-0025 (DEV2023-0087} -3460 WOODLAND WAY July 27, 2023 Pa e4 6. result in a 245-square-foot driveway, 200-square-feet of which would be within the front yard setback. This would bring the total paved driving/parking area to approximately 27% of the front yard setback. Reducing the width of the proposed driveway to 10-feet would eliminate the need for a Minor Variance while also meeting the intent of CMC 21.44 by providing two, off-street parking spaces. Title Report. Please provide a title report for the project site. The title report must be dated within the last 6 months. 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 on line at www.carlsbadca.gov. 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. Land Development Engineering comments: 1. There are two standard deviation requests proposed which will require to separate variance requests: one through the planning department and the other through the land development engineering division. The request that concerns the land development engineering division is the request to exceed the total driveway width of 40% allotted along a property frontage per Section 3.15 of Volume 1 of the City of Carlsbad Engineering Standards. This variance request does not involve a formal application submittal. If you wish to pursue the variance, please submit a letter listing the required findings and the justification for each finding to the Land Development Engineering Division Senior Engineer, Tim Carroll, and copy David Rick. The required findings are listed in Section 3.18 of Volume 1 of the City of Carlsbad Engineering Standards. 2. Be aware that staff's initial assessment is that a variance for exceeding the 40% frontage does not appear to be warranted. A new driveway to park two cars could be built without exceeding the 40% allotment. Currently the lot width is 84.33 feet. The combined maximum driveway width allowed is therefore 84.33 feet x 0.40 = 33.73 feet. Per the exhibit provided with your application, a 16-foot-wide driveway exists and a 20-foot-wide driveway is proposed to create a total width of 36 feet which exceeds the maximum width allowed by a little over two feet. Reducing the new driveway width to 17.3 feet would still provide ample space to park two standard size cars. Building: The Building Department has reviewed the project and has no comments. Carlsbad Fire Department The Fire Department has reviewed the plans and has no comments. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Lauren Yzaguirre at the number below. You may also contact each department individually as follows: PRE 2023-0025 (DEV2023-0087)-3460 WOODLAND WAY July 27, 2023 Pa e 5 • Planning Division: Lauren Yzaguirre, Associate Planner, at (442) 339-2634 • Land Development Engineering: David Rick, Project Engineer, at (442) 339-2781 • Building Division: Jason Pasiut, Building Official, at (442) 339-2788 Sincerely, ERIC LARDY, AICP City Planner EL:LY:es c: Eric Lardy, City Planner David Rick, Project Engineer File Copy Data Entry/Laserfiche