HomeMy WebLinkAboutRP 83-16; Rombotis Office Building; Redevelopment Permits (RP)STAFF REPORT
DATE: January 25, 1984
TO: Design Review Board
FROM: Land Use Planning Office
SUBJECT: RP 83-16 - KAMAR CONSTRUCTION - Request to construct an
office/retail building at 325 Elm Avenue.
I. RECOMMENDATION
It is recommended that the Design Review Board APPROVE the
Negative Declaration issued by the Land Use Planning Manager, and
ADOPT Resolution No. 027 recommending APPROVAL of RP 83-16 to the
Housing and Redevelopment Commission based on the findings and
subject to the conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
The proposed project involves the construction of a 10,600 square
foot, two story office/retail building, on the south side of Elm
Avenue, between Carlsbad Boulevard and the railroad tracks where
the Kamar Construction building presently exists. As shown on
Exhibit "A", the project is proposed to be constructed with wood
and plaster siding, and metal roofing. Exhibit "B" demonstrates
the site plan and floor layouts. The ground floor includes
parking, retail space at the front of the building, and some
office space. The second floor, with 6600 square feet of office
area, is situated over the ground floor as well as over much of
the parking area.
A similar, three story building was approved for this site by the
Design Review Board in April, 1982. This earlier project,
however, had some difficulty in acquiring Coastal Commission
approval. This revised, scaled down plan, is consistent with the
Local Coastal Plan.
Ill. ANALYSIS
Planning Issue
1) Does the project meet the land use goals and design
standards of the Village Design Manual?
Discussion
The proposed project is on the periphery of Sub-area 5 of the
redevelopment area. This Sub-area focuses on the tourist trade,
encouraging tourist-serving uses, particularly along Carlsbad
Boulevard. Retail shops, such as that proposed by this project,
are encouraged. Incidental and compatible uses, such as office
buildings are permitted. The site is one-half block from Sub-
area 1, the central business district, and would also be
considered compatible with those permited uses.
Design concepts in this area include the encouragement of mixed
uses, easily accessible to pedestrians, with attractive and
interesting building elevations. After reviewing the proposed
development, staff concludes that this project, containing ground
floor retail and upstairs office, with appealing building
elevations, conforms particularly well to the land use goals and
design standards, as stated in the Design Review Manual.
ARCHITECTURAL COMPATIBILITY
The building will be constructed of wood and plaster with a
heavy emphasis on wood. There is currently a variety of
building styles in the vicinity including Victorian (Twin Inns)
and a modified tudor style (Runzo's Candy). Staff feels that
the heavy emphasis on wood in this project will make it
compatible with the surrounding buidings and an attractive
addition to Sub-area 5.
IV. ENVIRONMENTAL REVIEW
The Land Use Planning Manager has detemined that this project
will not have a significant impact on the environment and has
issued a Negative Declaration on January 11, 1984.
ATTACHMENTS
1) Design Review Board Resolution No. 027
2) Location Map
3) Disclosure Form
4) Environmental Documents
5) Exhibits "A" and "B", dated Januay 25, 1984
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1/12/84
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ACATION MAP
GRAND AVE
ELM AVE
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SUBJECT PROPERTY
KAMAR CONSTRUCTION RP 83-16