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Home My WebLink About1987-11-25; Design Review Board; ; RP 87-08 - CALVERTAPPLICATI AUGUST 13 SUBMITTAL 987 DATE STAFF REPORT ITEM 2 DATE: NOVEMBER 25, 1987 TO: DESIGN REVIEW BOARD FROM: PLANNING DEPARTMENT SUBOECT: RP 87-8 - CALVERT - Request for a major Redevelopment permit to develop a mixed use project, including; an 1800 square foot retail use along the ground floor with three second story apartment units, located at 2685 State Street in Subarea 3 of the Village Redevelopment Area. I. RECOMMENDATION That the Design Review Board ADOPT Resolution No. 108 DENYING RP 87-8, based on the findings contained therein. II. PROOECT DESCRIPTION AND BACKGROUND The applicant is requesting a major redevelopment permit to develop a mixed use commercial/residential project, located as described above. The proposal would entail the development of an 1800 square foot commercial/retail use along the ground floor and three second story apartment units (each 667 sq. ft. in area). Seven on-site parking spaces will be provided, including, 2 garage parking spaces, 2 carport spaces, and 3 open parking spaces. The architecture of the proposed project would be "contemporary village style" in nature. The architectural materials of the structure would include, stucco walls with accent shingle siding, and a wood shake roof. Architectural features including, French doors, bay windows, and window overhangs, have also been incorporated into the architecture to add interest and relief. The project will also include a redwood deck at the entry to the proposed retail use and a second story redwood deck associated with the proposed residential uses. The subject property currently includes a single wall of a former 6-unit apartment project. Since this wall still remains, the project can qualify as a rehabilitation project. The property is surrounded by an auto body and paint shop to the north, a plumbing company to the south, a cabinet and antique shop to the east and the AT & SF right of way to the west. The project is located within the Zone 1 Local Facilities Management Plan area. III. ANALYSIS Planning Issues 1) Does the proposed project conform with the goals of Subarea 3 and the development standards of the Village Design Manual and the V-R Zone? 2) Is the proposed project compatible with surrounding uses? Discussion The primary redevelopment goal of Subarea 3 is to maximize the established pattern of development (heavy commercial) north of Grand Avenue and create a visual link with the Village Center. As proposed, the commercial portion of this project appears to conform with this primary goal. However, the residential part of this project may not be consistent with this goal. The Design Guidelines Manual does not appear to encourage residential development within Subarea 3. The uses allowed within Subarea 3 include uses permitted within the C-1 and C-2 zones. In addition, C-M Zone (limited industrial) uses may be permitted when found to be compatible with general commercial uses. Historically, Subarea 3 has been developed with heavy commercial and limited industrial uses (i.e., manufacturing, auto repair). The majority of the subarea today is developed with such uses. While the C-1 and C-2 zones allow second story residential uses through a conditional use permit. Staff believes that since Subarea 3 remains predominantly developed with heavy commercial and limited industrial uses, residential development would not be compatible at this time. This project does not comply with all of the development/design standards of the Village Design Manual and the V-R Zone. As discussed within the "Design Criteria" for Subarea 3, "adequate off street parking shall be provided." The project proposes a total of only 7 off street parking spaces. Per the City's Parking Ordinance, a total of 12 spaces would be required for this project. Since the project as proposed, provides only 58% of the required on-site parking. Staff cannot recommend support. Otherwise, the project is in compliance with the applicable development standards of the Village Design Manual and V-R Zone. Staff is generally supportive of integrating residential uses in with commercial uses within certain subareas of the Redevelopment Area (i.e., Subarea 1, the Village Center), However, because Subarea 3 predominantly functions as a limited industrial area, which is not generally compatible with residential uses. Staff cannot recommend support of this mixed use residential/commercial project within this subarea and at this specific location. -2- In summary, because residential uses are not regarded as compatible with surrounding heavy commercial/1ight industrial uses which are the primary uses within Subarea 3 and because the proposed project does not include adequate onsite parking. Staff is recommending denial of RP 87-8. ATTACHMENTS 1. Design Review Board Resolution No. 108 2. Location Map 3. Background Data Sheet ^. Disclosure Form 5. Exhibits "A" - "E", dated 8-13-87 CDD:af -3- / f • SITE . r GENERAL PLAN RESIDENTIAL RL low osNSt"nr(o-i RI.M LOW MEOIUM DENSITY (0-4) RM MEDIUM DENSITY (4-8) RMM MP.DIIJM HIGH DENSITY (8- J5) Rll HIGH DENSIIY (15-23) COMMERCIAL RRI INTENSIVE REGIONAL RETAIL (eg. Plaza Camino Real) RRE E.XTENSIVE REGIONAL R£TAIL (eg. Car Counirr Carlsbad) RS RF.GKINAI. SERVICE C <:t)MMllNI IY COMMERCtAL N NriGlinORIIOOO COMMERCIAL TS 1 RAVEL SERVICES COMMERCIAL O PROFE.SSIONAL REUTED cnn <:FNTRAL BUSINESS DISTRICT PI PLANNED INDUSTRIAL G GOVERNMENT FACILITIES u PLOLIC UTILITIES RC RECREATION COMMERCIAL SCHOOLS E EI.E.MENTARY J JUNIOR HIGH II HIGH SCHOOL P PRIVATE US OPEN SPACE NRR NON RESIDENTWL RESERVE ZONING RESIDENTIAL P C PLANNED COMMUNITY ZONE R A RESIDENTLAL AGRICULTURAL ZONE R E RURAL RESIDENTLAL ESTATE ZONE R-1 ONE FAMILY RESIDENTUL ZONE R- 2 TWO- FA.M I LY RJESI DENTIAL ZONE R-3 MULTIPLE FAMILY RESIDENTUL ZONE R-3L UMITED MULTI FAMILY RESIDENTIAL ZONE RD M RESIDENTIAL DENSinr MULTIPLE ZONE RD H RESIDENTIAL DENSITY HIGH ZONE RMHP RESIDENTIAI. MOnil.E HOME PARK ZONE R P RESIDENTUL PROFE.SSIONAL ZONE KT RESIDENTIAL TOURIST ZONE RW RESIDENTUL WATERWAY ZONE COMMERCIAL O OFFICE ZONE C I NEIGHBORHOOD COMMERCIAL ZONE C-2 GENERAI COMMERCLAL ZONE C T COMMERCLAL TOURIST ZONE C M HEAVY COMMERCLAL LIMITED INOUSTTUAL ZONE M INDUSTRIAL ZONE P M PLANNED INDUSTRLAL ZONE OTHER F P aOODPLAIN OVERLAY ZONE L C UMITED CONTROL OS OPEN SPACE P-U PUBUC UTIUTY ZONE / City of Garlsbad RP 87-8 BACKGROUND DATA SHEET CASE NO: RP 87-8 APPLICANT: CALVERT REQUEST AND LOCATION: A mixed use project including; an 1800 square foot retail use with 3 second story apartment units located at 2685 State Street LEGAL DESCRIPTION: The southerly 51 feet of Lot 6 of Seaside Lands, in the City of Carlsbad, County of San Dlego, State of California according to map thereof No. 1722, filed in the office of the County Recorder of San Diego County, Ouly 28, 1921 . Acres 6526 sq. ft. Proposed No. of Lots/Units GENERAL PLAN AND ZONING Land Use Designation CBD Density Allowed Existing Zone VR Surrounding Zoning and Land Use: Zoning Site VR North VR Density Proposed Proposed Zone VR Land Use Single wall of former 6 unit apartment Auto Body Shop South VR Plumbing Company East VR West VR Cabinet & Antique Shop AT & SF Row PUBLIC FACILITIES School District Carlsbad Water Carlsbad Sewer Carlsbad EDU's Public Facilities Fee Agreement, dated August 13, 1987 ENVIRONMENTAL IMPACT ASSESSMENT Negative Declaration, issued E.I.R. Certified, dated Other, DISCLOSURE FORM APPLICANT AGENT: Gene Calvert - Individual Name (individual, partnership, joint venture, corporation, syndication) 512 W. California Ave. #113 Vista, Ca. 92083 Business Address 724-3179 Telephone Number Name Business Address MEMBERS: Telephone Number Name (individual, partner, joint Home Address venture, corporation, syndication) Business Address Telephone Number Telephone Number Name Home Address Business Address Telephone Number Telephone Number (Attach more sheets if necessary) I/We understand that if this project Is located in the Coastal Zone, 1/we will apply for Coastal Commission Approval prior to development. I/We acknowledge that in the process of reviewing this application, it may be necessary for members of City Staff, Planning Commissioners, Design Review Board members, or City Council members to inspect and enter the property that is the subject of this application. I/We consent to entry for this purpose. I/We declare under penalty of perjury that the information contained in this disclosure is true and correct and that it will remain true and correct and may be relied upon as being true and correct until amended. Gene Calvert APPLICANT BY Ayent, Owner, Partner