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Home My WebLink AboutRP 85-01A; THE ALLEY BAR COCKTAIL LOUNGE; Redevelopment Permits (RP)APPLICATION COMPLETE DATE: MARCH 23. 1993 STAFF PLANNER: ANNE HYSONG STAFF REPORT 'I: DATE: MAY 19, 1993 TO: DESIGN REVIEW BOARD FROM: PLANNING DEPARTMENT SUBJECT: RP BS-ICB) THR AT.T.RY - Request for approval of an amendment to a minor redevelopment permit allowing the expansion of a bar/cocktail loimge and the exemption of required off-street parking located at 421/427 Grand Avenue in Sub-area 1 of the Village Redevelopment Zone, in Local Facilities Management Zone 1. I. RECOMMENDATION That the Design Review Board ADOPT Design Review Board Resolution No. 205 and Design Review Board Resolution No. 206 DENYING WrFHOUT PREJUDICE. RP 85-01 (B) based on the findings contained therein. n. PROJECT DESCRIPTION AND BACKGROUND The applicant is requesting an amendment to RP 85-01 to expand The Alley bar located at 421 Grand Avenue in the Village Center Special Treatment Area by adding the adjacent 500 square foot vacant retail space to the existing 1,225 square foot facility. The request also includes an exemption from the additional off-street parking requirement. The proposed expansion will consist of 130 square feet of office and an additional 370 square feet of dance floor requiring seven additional off-street parking spaces. The Alley currently occupies 1,225 square feet of space in Plaza de la Fuente, a 9,700 square foot two story building located at the northwest comer of State Street and Grand Avenue. In 1985, RP 85-01, was approved allowing a restaurant use to occupy 800 square feet on the groimd level of Plaza de la Fuente (now occupied by the Alley). The restaurant use changed ownership and was converted to a bar several years ago and later expanded. On January 6,1993, the Design Review Board amended RP 85-01 to allow the expanded Alley to operate exclusively as a bar/cocktail lounge use with extended hours, live entertainment, and dancing. RP 85-01(B) THE ALLEY MAY 19, 1993 PAGE 2 III. ANALYSIS DISCUSSION Planning Issues: 1. PARKING EXEMPTION Although the proposed bar expansion is consistent with the Central Business District General Plan designation and Sub-area 1 of the Village Redevelopment Zone permitting commercial uses, including bars, the issue of off-street parking provided by public parking spaces in the downtown area is a major policy issue requiring resolution prior to a decision on this project. The City's existing off-street parking requirements for the Village area permits parking exemptions if sufficient public parking exists within a reasonable distance, however, no public parking inventory exists to identify how many remaining public parking spaces, if any, are available for allocation of credit. No standards exist to ensure the availability, equitable distribution, or allocation of public parking spaces. The parking issue is currently being addressed in the Redevelopment Master Plan through the development of parking standards to regulate the distribution and allocation of public parking spaces to uses imable to provide off-street parking. The Master Redevelopment Plan, now in its last phase of development, will propose the creation of Village Parking Districts to be implemented through a Parking District Ordinance. It is anticipated that within the subject special treatment area, off street parking requirements will be satisfied by public parking spaces paid for by an in-lieu fee. A second important issue regarding parking in the Redevelopment area is that the Design Review Board and/or Housing and Redevelopment Commission are limited in their authority to grant parking exemptions requiring public parking credit to only those projects utilizing public parking located outside the Coastal Zone. Projects requiring parking exemptions and the allocation of parking credit in lots located within the Coastal Zone must receive approval of a Local Coastal Program amendment from the Coastal Commission. Two of the three public parking lots satisfying the projecfs current parking requirement are located wdthin the Coastal Zone. The City must therefore request and receive approval of a Local Coastal Program amendment granting a parking exemption from the existing and proposed parking requirement prior to any City approval becoming effective. Staff therefore recommends that the Design Review Board deny without prejudice the proposed bar expansion until the Redevelopment Master Plan is adopted establishing provisions for a Parking District Ordinance or some other mechanism which regulates the distribution of existing public parking spaces and ensures that futiire parking resources will be available as needed. Unless the Coastal Conmiission grants ability to the City to approve exemptions through a Local Coastal Program Amendment, the City cannot approve parking exemptions that utilize public parking in the Coastal Zone. RP 85-01 (B) THE ALLEY MAY 19, 1993 PAGE 3 IV. ENVIRONMENTAL REVIEW Since the project involves the conversion of existing small structures from one use to another where no modifications are made in the exterior of the structure, the Planning Director has determined that the project is exempt from environmental review as stated in Section 15303 of the Califomia Environmental Quality Act. ATTACHMENTS 1. Design Review Board Resolution No. 205 2. Design Review Board Resolution No. 206 3. Location Map 4. Disclosure Statement 5. Letter from Gail Sparks-Paris, dated March 1, 1993. AH.Ih April 29, 1993 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. PRQJECT 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- IV. ENVIRONMENTAL REVIEW The Land Use Planning Manager has determined that this project qualifies for a Class I Exemption (Existing Facilities). 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