The URL can be used to link to this page

Home My WebLink AboutRP 85-12; Walker/Gilbert; Redevelopment Permits (RP)APPLICATION SUBMITTAL DATE: JULY 23, 1985 — — —^ ——•— , ^ STAFF REPORT DATE: AUGUST 28, 1985 f" ^- . TO: DESIGN REVIEW BOARD FROM: LAND USE PLANNING OFFICE SUBJECT: RP 85-12 - WALKER/CJILBERT - Request for a minor redevelopment permit to rehabilitate the interior and exterior of a building located at 417 Elm Avenue in Sub- area 1 of the V-R zone. I. RECOMMENDATION It is recommended that the Design Review Board ADOPT Resolution No. 056 APPROVING RP 85-12, based on the findings contained therein. . .v . II. PROJECT DESCRIPTION The applicant is requesting a minor redevelopment permit to convert a former appliance store located on the south side of Elm Avenue, just east of the AT&SF railroad tracks, into a deli and liquor store. The liquor store is moving from its present location at State Street and Elm Avenue. The existing building has a floor area of 2,762 square feet. No more than three outdoor tables will be set up outside, adding approximately 300 square feet of additional use. A second building is located on the same lot but is not part of this project. The required parking will be provided by expanding the City parkinq lot located next door. III. ANALYSIS Planning Issues 1. Does the proposed project conform with the goals of Sub- area 1 of the Village Redevelopment Area? 2. Does the project conform with the standards of the Village Design Manual? DISCUSSION V-R Area Goals The proposed project is located on the western end of Sub-area 1 in the Village Redevelopment Area. It falls within the Elm Avenue Special Treatment Area, which encourages creating pedestrian traffic areas, specialized commercial uses, and landscaping along Elm Avenue. The proposed deli will feature an outdoor eating area with tables and umbrellas, adding an element of interest and festivity to this portion of Elm Avenue. Potted plants and planter boxes also will enhance the appearance of the sidewalk activity. Eating outdoors typically is appealing to people and thus will attract pedestrians to this area. Village Design Manual Standards Because the structure exists, several standards are not applicable such as building coverage, setbacks and height. Landscape Guidelines and Parking requirements apply. Twenty percent of the net lot area requires landscaping, half of which can take the form of exterior furniture. There is existing landscaping along both sides of and the entrance to the City parking lot. Permanent planter boxes will be placed along the north side of the building, a new planter island will be placed on the east side of the driveway entrance, and planter pots will be interspersed among the outside tables. The brick paver treatment which exists to the east will be continued in front of this project. Finally, two or three tables with umbrellas will be situated in front of the store. Staff believes these elements will satisfy the landscaping requirements. The proposed project is required to provide 10 parking spaces. The project is located adjacent to a City parking lot. The project applicant will improve the lot to provide five additional parking spaces. The other five will come from the existing lot. Staff considers this to be appropriate since the former appliance store used the lot to provide its required five spaces. The Design Manual encourages providing offstreet parking through both public and private efforts and staff believes the requirements of the proposed project have been satisfied in this m.anner. As mentioned earlier, there is existing landscaping in the parking lot. Architectural Compatibility The building will retain its basic architectural features. The structure has battenboard siding, wood shingle roofing and a "western", "railroad depot" appearance. Presently, the building is dark gray. The proposed colors for repainting are salmon with a white trim. The buildings adjacent to the east are light brown with dark brown roofs. Staff believes the colors could be considered compatible with the surrounding area, and if approved, would "brighten" this corner of Elm Avenue. -2- It should be mentioned that several buildings in this area are going to lighter and brighter colors. It may be appropriate for the Design Review Board to determine if this is a desirable trend. In the past most of the buildings approved have been wood or earth tones. As proposed, this use and building will be compatible with the surrounding buildings, with the design concepts of the Village Design Manual and with the goals of Sub-area 1 of the Village Redevelopment Area, therefore, staff recommends approval of RP 85-12. IV. ENVIRONMENTAL REVIEW The Land Use Planning Manager has determined that this project will not have a significant effect on the environment and, therefore, has issued a Negative Declaration on August 17, 1985. ATTACHMENTS JL,., > Design Review Board Resolution No. 056 2. * Location Map 3. Background Data Sheet 4. Disclosure Form 5. Environmental Document 6. Exhibits "A" - "C" dated August 20, 1985 NER:ad 8/15/85 -3- LOCATION MAP QRAND AVENUE > H (0 WALKER/GILBERT RP 85-12 BACKGROUND DATA SHEET CASE NO: RP 85-12 APPLICANT: Walker/Gilbert REQUEST AND LOCATICN: Minor redevelopment permit for rehabilitation of building at 417 Elm Avenue LEGAL DESCRIPTION: Lot 1 of Subdivision of a portion of Tract 106 of Carlsbad Lands, City of Carlsbad, County of San Diego, State of California, according to Map filed in office of County Recorder December 9, 1919. APN: 203-296-07 Acres .17 Proposed No. of Lots/tJnits N/A (GENERAL PLAN AND ZONING Land Use Designation CBD Density Allowed N/A Density Proposed N/A Existing Zone V-R Proposed Zone V-R ^ Surrounding Zoning and Land Use: Zoning Land Use Site V-R Vacant Building North V-R Commercial South V-R Misc. Light Mfg. East V-R Retail Shops West V-R Railroad Tracks PUBLIC FACILITIES School District Carlsbad Water Carlsbad Sewer Carlsbad EDU's Public Facilities Fee Agreement, dated July 15, 1985 ENVIRONMENTAL IMPACT ASSESSMENT X ^Negative Declaration, issued August 17, 1985 E.I.R. Certified, dated Other, DEVELOPMENTAL •^^H 1200 ELM AVENUE SERVICES m^^J^M CARLSBAD, CA 92008-1989 LAND USE PLANNING OFFICE ^fegj^ ^^""^^ 438-5591 Citp of Cadsbab NEGATIVE DECLARATION PROJECT ADDRESS/LOCATION: 417 Elm Avenue, Carlsbad (Redevelopment Area). PROJECT DESCRIPTION: Rehabilitation of interior and exterior of building which requires a minor redevelopment permit. The City of Carlsbad has conducted an environmental review of the above described project pursuant to the Guidelines for Implementation of the California Environmental Quality Act and the Environmental Protection Ordinance of the City of Carlsbad. As a result of said review, a Negative Declaration (declaration that the project will not have a significant impact on the environment) is hereby issued for the subject project. Justification for this action is on file in the Land Use Planning Office. A copy of the Negative Declaration with supportive documents is on file in the Land Use Planning Office, City Hall, 1200 Elm Avenue, Carlsbad, CA. 92008. Comments from the public are invited. Please submit oomments in writing to the Land Use Planning Office within ten (10) days of date of issuance. DATED: August 17, 1985 MICHAEL J. HOtjSiJILLEI CASE NO: RP 85-12 Land Use Planning Manager APPLICANT: WALKER-GILBERT PUBLISH DATE: August 17, 1985 ND-4 5/81 If aftar the infonaation you have submxtted nas Deen reviewed, it is determined Lhat further information s required, you will be so advised. APPLlCANlJjillian Walker & Joanne F. Gilbert AGENT; MSr-BERS; Name (individual, partnership, joint venture, corporation, syndication) 2998 State Street Carlsbad, CA 92008 Business Address 729-4242 Telephone Number ^ —- Larry V. Ells . Ncime 3150 El Camino Real Suite C Carlsbad, CA 92008 Business Address 729- 4919 Telephone Number Lillian Walker 4350 Highland Name -(individual, partner, joint venture, corporation, syndication) Home Address 2998 State Carlsbad, CA 92008 Business Address 729-4242 729-0356 Telephone Number Telephone Number Joanne F. Gilbert 4350 Highland Eome Address 2998 State Carlsbad, Ca 92008 Business Address 729-4242 729-0356 Teleohone Number Telephone Nunber • (Attach more sheets if necessary) I/We declare under penalty of perjury that the information contained in this dis- closure is true and correct and that it will remain true and correct and may be* relied upon as being true and correct until amended. Appl icant T^rry V. ms BY Agent, C-.;ner, Partner