HomeMy WebLinkAbout1986-06-25; Design Review Board; ; RP 86-13 - BULLY'SITEM 3
STAFF REPORT
DATE: DESIGN REVIEW BOARD
FROM: REDEVELOPMENT OFFICE
SUBJECT: RP 86-13 - BULLY'S - Request for a minor Redevelopment
Permit to allow a facade remodel and storage area
addition to a restaurant located at 2858 Carlsbad
Boulevard.
I. RECOMMENDATION
It is recommended that the Design Review Board ADOPT Resolution
No. 076 APPROVING Rp 86-13 based on the findings and subject
to the conditions contained therein.
II. PROJECT DESCRIPTION
The applicant is requesting a Minor Redevelopment Permit to
remodel an existing structure at 2858 Carlsbad Boulevard. This
building has been vacant for several months but has been used as
a restaurant in previous years. The applicant proposes to remodel
the interior and exterior of the building to allow for a more
visually attractive structure at this site. The exterior
remodel includes parapet walls that will provide a new roof
elevation to screen existing heating and air conditioning units,
replacement of a lathe electrical enclosure with an architecturally
integrated storage area, and the remodel of an existing storage
building. The applicant will also pave and stripe an unimproved
parking area off of Grand Avenue.
III. DISCUSSION
The viability of restaurant projects in the Redevelopment Area
inevitably rests upon the adequacy of the parking that the applicant
is able to provide. Where a new restaurant or the expansion of an
existing facility is planned the standard that is applied is the
ordinance. Where no expansion occurs, the adequacy of the parking
is not an issue. Review of the project reveals a net loss in
area with the proposed remodels. The existing storage building to
be removed has an area of 504 square feet. The storage area
addition that will replace the lathe electrical enclosure has
an area of 245 square feet. The total actual building coverage
resulting from these changes will be 4,407 square feet. It should
also be noted that the applicant will be providing an additional
nine parking spaces on site. Total parking spaces provided will
be 24. Staff believes this proposal to be a significant improvement
to a somewhat dilapidated site. It is a step toward the further
beautification of an important transitional structure between
the Village Centre and the Carlsbad Boulevard corridor.
The project is located in Subarea 5 of the Village Redevelopment
Area. The goal of this subarea is to serve as the major
tourist/tourist commercial related center for the Redevelopment
Project Area. As such, the proposed remodel and use would be
consistent with the goals and compatible with uses designated for
this area. For all of these reasons staff supports approval of
RP 86-13.
ATTACHMENTS
1 - Design Review Board Resolution NO. 076
2 - Location Map
3 - Exhibits A-C, dated June 16, 1986
BH:al