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HomeMy WebLinkAboutRP 84-13; PLAZA DE LA FUENTE; Redevelopment Permits (RP)STAFF REPORT DATE: AUGUST 8, 19 84 TO: DESIGN REVIEW BOARD FROM: REDEVELOPMENT OFFICE SUBJECT: RP 84-13 - PLAZA DE LA FUENTE- Request for a Redevelopment Permit to rehabilitate existing 2-story structure at southwest corner of State and Grand and change use on second floor from residential apartments to retail designation. I. RECOMMENDATION It is recommended that the Design Review Board ADOPT Resolution No. 039 APPROVING RP 84-13. II. PROJECT DESCRIPTION The applicant is requesting a permit to renovate the existing 9,700 square foot 2-story building on the south west corner of State and Grand. This building currently has five retail shops on the ground floor and is used as 15 hotel/apartments on the second floor. The applicant proposes to renovate the interior and exterior of the building to allow for a mall with 19 retail shops on the second floor and six retail shops on the ground floor. Possibly a restaurant and/or deli will be requested on the ground floor in lieu of the retail shops. The proposed project is located in subarea 1 of the Village Redevelopment Area. This area has traditionally functioned as the central business district of Carlsbad. The goal for subarea 1 is to function as a major financial, specialty, commercial center for the downtown area. Among the encouraged uses are: Bonifide restaurants, boutiques, retail shops, crafts shops and specialty shops. As such, the proposed renovation and use change would be consistent with the goals and compatible with the uses designated for this area. Staff believes this structure to be a key element in the beautification efforts of the Village Square Area. As no on-site parking spaces are provided, all parking must be accommodated off-site. While the proposal is an intensification of the use at the site, it is felt that the new 28 space parking lot being built adjacent to the westerly edge of the project will eliminate most congestion. The existing public parking lot across the street will also accommodate overflow parking. As a proposed retail use the 9,700 square foot building would require 33 parking spaces. In light of the project location at the center of the Village Square where our most extensive public improvements are concentrated, staff feels the community would be better served by the proposed 2nd story use change from residential to retail use. Overall, staff believes that the proposed project is consistent with the goals and objectives of the Village Design Manual and recommends approval of RP 84-13. II. HISTORICAL BACKGROUND The proposed project is the original Los Diego Hotel built in 1925 by Roy and Idella Chase. In "Seekers of the Spring", Marge Howard- Jones writes: pg. 74 - In 1925, Chase recognized the need for a downtown hotel and built the Los Diego Hotel at the southwest corner of First Street and Grand Avenue. His use of a new hollow-tile method of construction was considered to be as innovative as the hotel names' expression of its location midway between Los Angeles and San Diego. The Los Diego was leased to Mr. and Mrs. C.T. McKeehan and operated until 1930 by the Van Slyker family. At that time, Carlsbad's main business street lost its designation as the official state highway and as tourist demand for the Los Diego's accommodations gave way to longer occupancies, the hotel's fern filled lobby and public rooms were converted to shops. pg. Ill - Although the Los Diego Hotel continued to offer a more urban setting to Carlsbad visitors, the removal of the mainstream of traffic from its front door led to its decline Mr. and Mrs. Slyker, the effervescent duo of Sara Troutman and Marion Holmes, and a long series of other proprietors tried to keep the hotel occupied before builder Roy Chase resumed active ownership in 1929. Since then it has changed hands several times and is now a prime candidate for urban renewal. III. ARCHITECTURE/DESIGN The building will be restored to retain its basic original character. A new tiled mansard will bisect the building horizontally. The western elevation will incorporate a patio and mansarded store front. The use of terra cotta tile against eggshell stucco will be featured. Mexican floor tile will create the entryways. -2- i_ Q c /PT ION IW A P GRAND AVE •- UJ < 10 ELM AVE PLAZA DE LA FUENTE RP-84-13 X V iifiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiriiiniiiiiilHUM m \ \ \ \ \ \ \ Ei 0 ^ 0 i5 to ^\ MEMO FOR THE RECORD May 17, 1984 SUBJECT: Engineering inspection of building at State and Grand 1. On 16 May 198A Neste, Brudin and Stone, Inc., Civil Engin- eers, provided an on-site visual inspection of the building located on the southwest corner of State and Grand to provide a preliminary structural report to determine whether the build- ing is sound and to report any apparent weakness. 2. A company representative, Mr. C.R. Babcock, P.E., conducted the inspection which included all exposed exterior surfaces, the interior, the attic, the roof, the heating room, the sub- flooring and the foundation from beneath the building. As contracted, a verbal opinion and observation review was submit- ted that in summary indicated the following: A. The basic structural integrity of the building is sound. B. Some portions of the sub-floor and supports are in need of remedial repairs due to apparent previous termite dam- age . C. Roof tiles should be replaced by new tiles and installed in conformance with code for safety. 3. The below signed accompanied Mr. Babcock on the inspection and received a detailed verbal commentary and opinion on all aspects of the building. A. Mr. Babcock stated his availability to provide follow-up com- ments/opinions as necessary on those areas of the building he inspected. THOMAS 1^. BET: 32A0 Donna Drive Carlsbad, CA. 92008 Phone (619) 43A-A341 c C. R. "CHUCK" BABCOCK, P.E. NESTE, BKUDIN A STONE IOBJO VM F»onitr« • P.O. BO jsioo McoNPOiiATCD S*n Oi*oo. Calitornia Km MATERIALS TO BE USED IN RENOVATION OF 2911 STATE STREET CARLSBAD Foundation Subfloor: Exterior: Interior : Install new concrete and redwood foundation supports where needed. Replace with plywood as needed. Sand blast and apply two coat process of stucco. Install 7 opaque plexiglass skylights. Install roofing tile on both upper and lower mansards Replace lath and plaster with dry wall when needed; paint and plaster as needed. Install dropped accoustical ceilings with recessed 48" floureseent lights on ground floor. Electrical facilities to be replaced, repaired and upgraded as needed. Plumbing to be replaced, repaired and upgraded as needed. Replace all upper level shop doors with glass doors. Install 3' X 4' plate glass display windows in all upper level shops. Bathrooms—Ceramic tiles, formicas and porcelan sinks and fixtures. Floors—State Street entry--Mexican floor tile. Main staircase and hallway—restored wood and commercial carpeting. Individual shops—Armstrong tiles and/or carpet of tenants choice and expenee. Rear entrance staircase--wooden stairs with deck of redwood or Mexican tile. IV. ENVIRONMENTAL REVIEW The Land Use Planning Manager has determined that this project qualifies for a Class I Exemption (Existing Facilities). CHRIS SALOMONE CS:al attachments; DRB Resolution No. 0 39 Location Map Site Floor Plans and Elevations Memo from Thomas R. Betz re: Engineering Inspection List of Materials to be used Excerpt from "Seekers of the Spring" -3' d the right to return to the depot and we said illed. She and her hus- ith many members of ' P^fcrns and a strong Children became up- ommunity buttheold It was given a com- n the old Trejo prop- barrio pioneers such - ripe old age of 110. I Carlsbad's first city of Commerce and a m was Pete Aguilar, '<Jipg, the large two- LOS DIEGO HOTEL-CIRCA 1925 WHAT THIS TOWN NEEDS... Carlsbad's roots took firm hold in the 1920s as an influx of residents broadened the scope for trade and community life. New shops sprouted on either side of First Street, churches organized and an ambitious newspaper established the town's identity in distant parts of the country. As a place in which life could be sustained by the fruits of one's own labor, Carlsbad at last achieved the stability of its founders' dreams before the Great Depression took its toll.