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HomeMy WebLinkAboutRP 86-12; 7 Eleven & Pepi's Pizza; Redevelopment Permits (RP)ITEM #1 STAFF REPORT DATE: SEPTEMBER 3, 1986 TO: DESIGN REVIEW BOARD FROM: PLANNING DEPARTMENT SUBJECT: RP 86-12/V-379 - 7-ELEVEN AND PEPI'S PIZZA - Request for a minor Redevelopment Permit and a variance permit to allow expansion into adjoining commercial space, remodel of existing facade, and reduce the amount of required parking at 201 Oak Avenue. I. RECOMMENDATION That the Design Review Board ADOPT Resolution Nos. 080 and 081 recommending APPROVAL of RP 86-12/V-379 based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND The applicants are requesting a minor redevelopment permit to allow expansion into adjoining commercial space and a remodel of the existing facade at 201 Oak Avenue. Specifically Pepi's Pizza is requesting the addition of approximately 640 square feet to their establishment to include a dining area and two toilets for patrons. Exterior modifications are limited to the replacement of the existing window with tempered glass. The 7-Eleven Food Store is planning to increase sales, storage, and work area by approximately 700 square feet and to add an interior office. The existing aluminum store front in the new lease area will be removed and replaced with a 2 x 6 stud wall with exterior stucco to match the existing building color. The total square footage of the center is 6,000 square feet. All of the modifications will occur within the envelope of the existing building. There will be no increase in the total square footage of the commercial center. The area in which the expansion will occur formerly housed a tavern. The applicants will be improving the Oak Avenue frontage with curb, gutter and sidewalk. The onsite circulation has been redesigned to allow a "right turn-in only" from Carlsbad Boulevard. The two parking stalls nearest Lincoln Street are to be designated "Employee Parking Only" to ensure that adequate stacking distance requirements are met. There are thirty parking spaces provided onsite. III. ANALYSIS Planning Issues 1) Does the project conform to the guidelines of the Village Design Manual and the goals of Subarea 5 of the Village Redevelopment Area? 2) Does the project meet the requirements of the Zoning Ordinance? 3) Can the required findings necessary for the granting of a variance be made; a) That there are exceptional or extraordinary circumstances or conditions 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 zone; b) That such variance is necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same vicinity and zone but which is denied to the property in question; c) That the granting of such variance will not be materially detrimental to the public welfare or injurious to the property or improvements in such vicinity and zone in which the property is located; 4) That the granting of such variance will not adversely affect the comprehensive General Plan, D iscussion Subarea 5 of the Village Redevelopment Area serves as the major tourist/tourist commercial related center of the Redevelopment project area. Bonafide restaurants and travel service convenience stores are uses encouraged in this subarea. The total building square footage is 6,000 square feet. In the case of mixed uses in a building the total requirements for offstreet parking facilities shall be the sum of the requirements for the various uses computed separarely. Using this standard the previous use would have required 40 spaces (3,000 square foot retail, 3,000 square foot food and beverage). The propoes use requires 36 spaces (3,000 square foot retail, 2,400 square foot restaurant). -2- The applicants have redesigned the parking lot to increase its capacity to a maximum of 30 spaces. However, the physical constraints and practical difficulties unique to this site due to the existing building and street layout make it impossible to provide 36 parking spaces on this site. Staff believes that these are exceptional conditions that do not apply generally to other property in the same vicinity. There is no increase in the total square footage of the commercial center. The proposed use is less intense than the previous use. There is no typical use that could go into the vacant space and meet the parking requirements, therefore, a variance is required to enjoy the commercial use of the property. The granting of the variance will be materially beneficial to the public welfare as the applicants will be improving the Oak Avenue frontage with curb, gutter and sidewalk as well as the onsite circulation and parking. The granting of the variance will not adversely affect the comprehensive General Plan as the use is in complete accord with the General Plan, the guidelines of the Village Design Manual, and the goals of Subarea 5. Staff recommends approval of RP 86-12 as a significant improvement to a site that is physically constrained by existing conditions. IV. ENVIRONMENTAL REVIEW The Planning Director has determined that the project qualifies for a Class 1 categorical exemption under the California Environmental Quality Act. ATTACHMENTS 1) Design Review Board Resolution Nos. 080 and 081 2) Vicinity Map 3) Location Map 4) Background Data Sheet 5) Disclosure Form 6) Exhibit "A", dated July 1, 1986 and Exhibits "B" - "E' dated May 2 0, 1986 -3- iDCATION MAP City of Garlsbad SEVEN*11 /PEPrS PIZZA I RP 86-12 BACKGROUND DATA SHEET CASE NO: RP 86-12/V-379 APPLICANT: 7-ELEVEN AND PEPI'S PIZZA REQUEST AND LOCATION: Minor redevelopment permit to allow expansion into adjoining commercial space, remodel of existing facade at 201 Oak Avenue. LEGAL DESCRIPTION: That portion of Block 18 of Town of Carlsbad, in the City of Carlsbad according to Map thereof No. 535 filed 5/2/1888 APN: 203-250-06 Acres ^35 Proposed No. of Lots/Units 1 GENERAL PLAN AND ZONING Land Use Designation CBD Density Allowed N/A Density Proposed N/A Existing Zone VR Proposed Zone VR Surrounding Zoning and Land Use: Zoning Land Use S ite VR Commercial North VR Commercial South VR Motel East VR Commercial West VR Motel PUBLIC FACILITIES School District Carlsbad Water Carlsbad Sewer Carlsbad EDU's Public Facilities Fee Agreement, dated May 5, 1986 ENVIRONMENTAL IMPACT ASSESSMENT Negative Declatration, issued E.I.R. Certified, dated Other, Class 1 Categorical Exemption