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Home My WebLink AboutRP 85-17; Johnston Apartments; Redevelopment Permits (RP)APPLICATION SUBMITTAL DATE SEA^MBER 3, 1985 STAFF REPORT DATE: MAY 28, 1986 TO: DESIGN REVIEW BOARD FROM: PLANNING DEPARTMENT SUBJECT: RP 85-17 - JOHNSTON, JESS - Request for a major redevelopment permit to develop a mixed use project including; a 496 square foot office with two apartment units attached, located at the second lot south of the Pine Avenue/Roosevelt Street intersection, along the east side of Roosevelt Street. I . RECOMMENDATION That the Design Review Board recommend APPROVAL of the Negative Declaration issued by the Planning Director and ADOPT Resolution No. 074, recommending APPROVAL of RP 85-17, based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION The applicant is requesting a major redevelopment permit to develop a mixed use office/residential project located as described above. The proposal would entail the development of a 496 square foot office structure, (along tne first floor) a 560 square foot one story apartment unit located above it, and a 1,260 square foot, two story, two bedroom apartment unit attached along the south wall of the office. Seven onsite parking spaces will be provided, including, two tuckunder parking spaces and five open spaces, which will be located within the rear of the lot. The subject property is zoned V-R (Village Redevelopment). It is level, currently vacant and is sometimes used as an illegal parking lot. The properties to the north, south and west are zoned V-R and developed with single-family residences. The property to the east is zoned R-3 and is developed with a single family residence. This project is exempted from the moratorium because it is a redevelopment project. III. ANALYSIS Planning Issues 1. Does the proposed project conform with the goals of Subarea 7 of the Village Redevelopment area? 2. Does the project comply with the development standards of Subarea 7 of the Village Redevelopment area. 3. Is the proposed project's design consistent with the Design Guidelines for Subarea 7? DISCUSSION The proposed project is located within the southernmost portion of Subarea 7 of the Village Redevelopment area. The primary goal of this subarea is "to permit and encourage mixed uses among residential and service commercial/office uses". More specifically, uses permitted in Subarea 7 include those uses permitted in the R-3 and R-P Zones. The project as proposed, includes a mixed use office/residential project. This use is in conformance with the primary goal for Subarea 7 and is also a use that would be allowed within the R-P Zone. The project as proposed is also consistent with the development standards of Subarea 7 of the Village Redevelopment area. All project setbacks, and heigth restrictions will be consistent with the R-P Zone. The project's residential density (two dwelling units on a 7,000 sq. ft. lot) will be 12.5 du/ac. This is consistent with a maximum allowable density of 20 du/ac allowed by the R-P Zone. Parking will be provided at a ratio of one space/300 square feet for the 496 square foot office, two spaces for the one bedroom unit and three spaces for the two bedroom unit. The seven parking spaces proposed, are in compliance with the number of parking spaces required by the City's revised parking standards. The design guidelines for Subarea 7 encourage mixed uses whereby, second story residential units are located over commercial/office uses. The guidelines also encourage interesting architectural treatments, enhanced landscaping and adequate offstreet parking. The proposed project has been designed to incorporate all of those design recommendations. The project's architecture will entail a "contemporary village style". Structural materials will include a slate blue-grey shake roof, with tan shingle siding coupled with horizontal wooden bands. Second story balconies and muntin windows will provide added architectural relief. The landscaping, yard and tiled patio areas along the project's frontage as proposed, will function to enhance the aesthetics of the project. In summary, since the proposed project (1) conforms with the goals of Subarea 7, (2) complies with the development standards of Subarea 7 and is consistent with the design guidelines of Subarea 7, staff is willing to recommend approval of RP 85-17. IV. ENVIRONMENTAL REVIEW The Planning Director has determined that this project will not have a significant impact on the environment and, therefore, has issued a Negative Declaration on May 3, 1986. -2- ATTACHMENTS 1. Design Review Board Resolution No. 074 2. Location Map 3. Vicinity Map 4. Background Data Sheet 5. Disclosure Form 6. Environmental Document 7. Exhibits "A" - "H" dated May 6, 1986 CDD: ad 5/2/86 -3- •LOCATION MfP n 30 SF H -< r m 3D a> H 3D O O CO m < m CO H SITE PINE AVE SF SF SF MF SF SF SF SF SF V V V V V V SF SF SF SF WALNUT AVE SF-SINGLE FAt-lILY MF-MULTI FAMILY V -VACANT JOHNSTON I RP 85-17 VICINITY MA JOHNSTON RP 85-17 BACKGROUND DATA SHEET CASE NO: RP 85-17 APPLICANT: JOHNSTON, JESS REQUEST AND IDCATION: A mixed use project including; a 496 sq. ft. office with 2 apartment units attached, l(x:ated at the second lot south of Pine Ave/ Roosevelt Street intersection along the east side of Roosevelt Street LEGAL DESCRIPTION: Lot 14 of Block 4 of Town of Carlsbad amended Map 775 on file with the County of San Diego. APN: 204-082-02 Acres 7,000 sq.ft. Proposed No. of LotsAlnits 1/2 GENERAL PIAN AND ZONING Land Use Designation CBD Density Allowed Density Proposed Existing Zone V-R (C-2) Proposed Zone V-R (C-2) Surrounding Zoning and Land Use: Zoning Land Use Site V-R Vacant North V-R SF South V-R SF East R-3 SF West V-R ^ PUBLIC FACILITIES School District Carlsbad Water Carlsbad Sewer Carlsbad EDU's Public Facilities Fee Agreement, dated September 3, 1985 ENVIRONMENTAL IMPACT ASSESSMENT X Negative Declaration, issued May 3, 1986 ^E.I.R. Certified, dated Other, If aftar the inforraatioMB'' that further infoOTatior^^ u have submitted has been rej^^wed, it is determined, required, you will be so ac^Jied. APPLICANT; JESS f £. M. Jo-^/usroA; Name (individual, partnership, joint venture, corporation, syndication) Business Address Telephone Nuzober AGENT; Name Business Address Telephone Nuaber MEMBERS; Name (individual, partner, joint venture, corporation, syndication) Home Address Business Address Telephone Number Telephone Number Eome Address Business Address, Telephone Nuaber Telephone Number (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. pplicant BY Agent, 0;-.'ner, Partner ^fejPPLEMEOTAL INFORMATION F0Rt4 ^ VARIANCE 1) Gross Acres (or sqaare footage, if less than acre) 2) Zone 3) General Plan Land Use Designation 4) By law a Variance may be approved caaly if certain facts are found to exist. Please read these requiremants carefully and explain how the proposed project meets each of these facts. Use additicnal sheets if necessary. a) Explain wiry there are excepticnal or extraordinary circumstances or ocnditicns applicable to the property or to the intended use that do not apply generally to the other property or class of use in the same vicinity and zcne: b) Explain why such variance is necessary for the preservaticn and enjoyment of a substantial property right possessed by otl-^r propertr^r in tha same vicinity and zone but which is denied to the property in question: c) Explain why the grsnting of such variance will not be materially det:rimental to the public welfare or injurious to the property or inprovements in such vicinity and zone in which the property is loeatad d) Explain why the granting of such variance v.dll not adversely affect tire co-Tiprehensive general p].an: DEVELOPMENTAL ft ^SS^ m 1200 ELM AVENUE SERVICES ^K^^MnJ^W CARLSBAD, CA 92008-1989 LAND USE PLANNING OFFICE ^^^^^ 438-5591 Citp of taxUhdib NEGATIVE DECLARATION PRDJECT ADDRESS/LOCATION: The project is located at the second lot south of the Pine Avenue/Rcx)sevelt Street intersection along the east side of Roosevelt Street within the Sub-area 7 of the Village Redevelopment area. PROJECT EESCRIPTION: This project, RP 85-17, will include a 496 square foot office with ts^ attached ^artment units located on a 7,000 square foot lot. The City of Carlsbad has conducted an environmental review of tiie above described project pursuant to the Guidelines for Implementiation of the California Environmental Quality Act and tiie Environmental Protection Ordinancre 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 Planning Department. A oopy of the Negative Declaration with supportive documents is on file in the Planning Department, City Hall, 1200 Elm Avenue, Carlsbad, CA., 92008. Ccxtinents frcm t:he public are invited. Please submit ocraments in writing to the Planning Department within tien (10) days of date of issuance. DATED: May 3, 1986 MICHAEL J. HO; CASE NO: RP 85-17 Planning Director APPLICANT: Johnston PUBLISH DATE: May 3, 1986 ND4 11/85