HomeMy WebLinkAboutRP 86-13B; Bully's Restaurant; Redevelopment Permits (RP)ITEM 1
STAFF REPORT
DATE: JULY 1, 1987
TO: DESIGN REVIEW BOARD
FROM: REDEVELOPMENT OFFICE
SUBJECT: RP 86-13 (B) - BULLY'S ~ Request for a Minor
Redevelopment Permit to allow the construction
of a 254 square foot wood deck at an existing
restaurant located at 2858 Carlsbad Boulevard.
I. RECOMMENDATION
It is recommended that the Design Review Board ADOPT
Resolution No. 102 APPROVING RP 86-13(B) based on the
findings and subject to the conditions contained therein.
II. PROJECT DESCRIPTION
The applicant is requesting a Minor Redevelopment Perrait to
allow the construction of a 254 square foot wood deck at an
existing restaurant located at 2858 Carlsbad Boulevard. The
addition would bring the total gross floor area of the
restaurant to 4661 square feet/ 34 parking spaces are
provided on site.
The deck is located at the northwest corner of the building
adjacent to Carlsbad Boulevard and the restaurant's northern
parking lot. The deck will be surrounded by a 3 foot rough
sawn wood fence with a stained wood cap.
II. DISCUSSION
The project is located within subarea 5 of the Village
Redevelopment Area. The goal of this subarea is to serve as
the major tourist/tourist commercial related center for the
Redevelopment Project Area. As such, the proposed deck and
use would be consistent with the goals and compatible with
uses designated for this area.
RP 86-13 came before this board on June 25, 1986 with a
recommendation of approval. At that time 24 parking spaces
were proposed on site for a 4407 square foot restaurant.
This was an increase of 9 parking spaces over the previous
restaurant on site which had approximately the same square
footage. Parking required for a restaurant is one space for
every 100 square feet of gross floor area for the first 4000
square feet, plus 1 space for every 50 square feet of gross
floor area beyond 4000 square feet. Therefore, an expansion
of 254 square feet from 4407 to 4461 square feet would
require an additional 5 parking spaces (from 49 t 54).
Although the applicant has provided 10 additional parking
spaces more than the previous approval (from 24 to 34), the
project is still 20 spaces short. Review of minutes of the
June 25, 1986 meeting indicates any expansion requires all
development standards to be met. As an additional space
exists on site to satisfy this criteria, the project has been
conditioned to provide 20 parking spaces within 300 feet of
the property to the satisfaction of the Design Review Board.
Improvement plans for curb, gutter, and sidewalk along
Carlsbad Boulevard are now sufficiently detailed to allow the
applicant's engineer to design the necessary transitions and
oversee their installation. The project has been conditioned
to provide these improvements prior to the issuance of the
building permit for the deck and railing.
Staff believes the original proposal to have been a
significant improvement to a somewhat dilapidated
site. This addition, through the application of the
development standards, is a step toward the further
beautification and revitalization of an important
transitional structure between the Village Centre and the
Carlsbad Boulevard corridor. For all of these reasons, staff
supports approval of RP 86-13(B) as conditioned.
ATTACHMENTS
1. Design Review Board Resolution No. 102
2. Location map
3. Exhibit A, dated 5-23-87
4. Minutes of DRB, 6-25-86
5. Disclosure form
BH:mf
ITEM 3
STAFF REPORT
DATE: DESIGN REVIEW BOARD ^
FROM: REDEVELOPMENT OFFICE
SUBJECT: RP 86-13 - BULLY'S - Request for a minor Redevelopment
Permit to allow a facade remodel and storage area
addition to a restaurant located at 2858 Carlsbad
Boulevard.
I. RECOMMENDATION
It is recommended that the Design Review Board ADOPT Resolution
No. 076 APPROVING Rp 86-13 based on the findings and subject
to the conditions contained therein.
II. PROJECT DESCRIPTION
The applicant is requesting a Minor Redevelopment Permit to
remodel an existing structure at 2858 Carlsbad Boulevard. This
building has been vacant for several months but has been used as
a restaurant in previous years. The applicant proposes to remodel
the interior and exterior of the building to allow for a more
visually attractive structure at this site. The exterior
remodel includes parapet walls that will provide a new roof
elevation to screen existing heating and air conditioning units,
replacement of a lathe electrical enclosure with an architecturally
integrated storage area, and the remodel of an existing storage
building. The applicant will also pave and stripe an unimproved
parking area off of Grand Avenue.
III. DISCUSSION
The viability of restaurant projects in the Redevelopment Area
inevitably rests upon the adequacy of the parking that the applicant
is able to provide. Where a new restaurant or the expansion of an
existing facility is planned the standard that is applied is the
ordinance. Where no expansion occurs, the adequacy of the parking
is not an issue. Review of the project reveals a net loss in
area with the proposed remodels. The existing storage building to
be removed has an area of 504 square feet. The storage area
III. EXISTING CONDITIONS OF THE VILLAGE
REDEVELOPMENT AREA
The Redevelopment area occupies a portion of the "inner-city"
of the Carlsbad community. It contains approximately 200
acres (Exhibit A). The Village Redevelopment Plan Area is
the heart of Carlsbad, and was one of the first sections of
the City to be settled.
Prior to adoption of a local coastal program, all develop-
ment plans involving property fronting on Elm Avenue, or
located in Sub-areas 5 or portions of Sub-area 6 will require
approval by the San Diego Coast Regional Commission.
IV. PROPOSED DEVELOPMENT OF THE VILLAGE
REDEVELOPMENT AREA
The Redevelopment Plan for the Village Redevelopment Area
calls for the expansion of mercantile activity; more Intense
residential use; and increased emphasis on public parking
facilities; urban beautification; and a significant increase
in public and private landscaped open space. To accomplish
these goals, the proposed development of the Village Rede-
velopment Area will be divided into sub-areas (Exhibit B).
V. DESIGN GUIDELINES FOR THE VILLAGE
REDEVELOPMENT AREA
The Village Redevelopment Area should reflect land use diver-
sity, variety and urbanity. The development of commercial
residential blocks, consisting of ground-floor shops, and
upper-floor residential apartments and studios, will Increase
the project area's viability and stimulate its trade.
High Intensity Residential "Villages", (self-contained resi-
dential recreational commercial complexes), appear to be
suitable land uses for the project area and urban core and
should be encouraged.
The Village Redevelopment Area should be developed with Inter-
esting shops, boutiques, restaurants, service uses and high
intensity residential uses. The employment of enclosures,
arcades, galleries, and shopping plazas should be encouraged.
The specialty shops, services, and restaurants for the project
area shall be augmented by a setting which manifests
-3-
Enlightened sign control and the artistic selection of exter-
nal graphics and street furniture are prerequisites for the
establishment of the setting. Comprehensive land use and
transportation planning are others.
The landscaping of the project area should be manicured and
maintained with permanent irrigation systems. In these areas,
enclosures, parks, and squares with cobblestone, tile, or
brick flooring; ornamental park furniture and lighting;
fountains, sculpture, and kiosks; sedentary, recreational
facilities are appropriate.
VI. URBAN AND ENVIRONMENTAL DESIGN FEATURES
Architecture of the Village Area
Neither the Redevelopment Plan nor the Design Manual suggest
the establishment of an architectural theme for the Village
Redevelopment Area. In lieu of an architectural theme, the
Housing and Redevelopment Commission and the Design Review
Board should require architectural coordination among develop-
ments. This coordination will require architects and land-
scape architects with project area clients to jointly resolve
design problems and conflicts. Furthermore, it will help to
ensure compatibility of proposed development with the
existing village scale. The Design Review Board is charged
with the duty of requiring architectural coordination and
cooperation in the Village Redevelopment Area.
Urban Design of the Village Redevelopment Area
The urban core of the City of Carlsbad consists of seven
sub-areas. Each area shall be characterized by different
land use patterns and have a strong beneficial Interdependence
among each other. This interdependence will be fostered and
encouraged by the Design Review Board.
The Design Review Board shall promote the effective inter-
dependence for the urban core's several areas by advocating
the establishment of pedestrian linkages between the seven
subareas. These linkages, where feasible, should take the
form of landscaped paths or arcades.
-4-
Url^nity
Urbanity is derived from "urbane", and not urban. It
denotes polish, suavity, grace and sophistication. These
attributes characterize the townscape and land use patterns
of the imperial cities of Europe, Asia, and the older parts
of the Western Hemisphere.
Many architects, urban designers, sociologists and unfortun-
ately, city planners identify urbanity with high residen-
tial density and high building Intensity. The casual chain
between density or intensity and urbanity, however, is quite
vague and conjectural.
Viscosity
Viscosity - internal impedence to flow or movement - is
created on the urban scene by people engaged in passive re-
creation and pursuits, sidewalk diners, window shoppers,
strollers, curbside analysts, and benchers. Viscosity is
promoted by good townscape and its constituent enclosures,
street furniture, landscaping and art objects.
Village Towness
A unique feeling spawned by an emotional relationship be-
tween denizens and their city. This feeling is founded upon
a sense of belonging. When the denizens feel that they be-
long to their city, and that their city belongs to them, a
state of towness exists. The feeling of village towness is
prerequisite to order, amenity, and sound city planning, and
must be actively promoted by City Officials.
Zoning Terminology
R-1
R-3
R-P
C-1
C-2
C-T
C-M
M
Single Family Residential Zone
Multi-family Residential Zone
Residential-Professional Zone
Neighborhood Commercial Zone
General Commercial Zone
Commercial Tourist Zone
Heavy Commercial - Limited Industrial Zone
Industrial Zone
I -30-
Building Intensity
Long banks of commercial buildings and long terraces of
connected residential units should be avoided. Where feasible,
rows of shops, offices and dwellings units should be
interrupted by landscaped paths, promenades, or arcades.
These breaks should augment the public convenience and amenity
to the project area, and promote serial visions therein.
The Siting of Buildings, and Structures, Open Space
The Redevelopment Plan is
permanency of the physical
Village Redevelopment Area
be clustered around parks
manner which augments the
facilitates public access
transit facilities and res
based upon the acceptance of the
structure of the buildings in the
In general, development should
and plazas, and should be set in a
adjacent common open space and
from nearby streets, parking
idential shopping concentrations.
Each building shall be sited in a manner which compliments the
adjacent building and their landscaping. This coordination
should produce a village townscape which has both order and
diversity. The orderly arrangement of open space is a
prerequisite to the development of good urban design.
Open Space
Open space compliments buildings and provides a contrast
which is essential to the softening of the urban scene. It
provides livability, beauty, recreation and relief from urban
pressure. The following criteria for siting of open space
should be employed by the Design Review Board during the
course of its consideration of plans for the construction,
remodeling, or enlargement of buildings in the Village Rede-
velopment Area.
The central business district should be
interconnected by an organized pattern
of private and public open spaces, such as
parks, promenades, plazas and enclosures.
Common or joint open spaces, which serve
several uses or buildings, are preferred
to those which serve a single land use.
Open space should be accessible to exter-
nal pedestrian traffic.
Open space should be sited in a manner
which provides interesting views to the
pedestrian .
-6-
II-C-5. Provide an organized system of commercial land
uses to be grouped in a village setting, rathe^
than a strip or sprawled commercial manner, s^^^
uses should include administrative and
professional offices, retail outlets, and public
offices.
It-
Provide, within the Village centre, a variety of spac,
and locations for specialty, unique, and attractive
shops with strong pedestrian orientation. Locations ^
spaces should be interconnected with attractive
pedestrian belts incorporating landscaping and/or unic,^
texture.
II-C-?'. Provide a variety of commercial, tourism, and
recreational activity, especially close to the beach,i
conjunction with special entertainment facilities,
restaurants and other uses which will foster a village
concept and not detrimentally impact residential usage.
II-C-8. Provide for pedestrian and bicycle access to the
development clusters and open areas.
II-C-9. Provide for visual amenity through such means as
landscaped court yards, attractive and harmonious
architectural forms and vest pocket parks.
II-C-10. Arrest decay and decline throughout the project area
through restoration and rehabilitation of structures.
II-C-U. Guide development to preserve aesthetic and cultural
quality.
II-C-12. Stimulate and attract private investment.
II-C-13. Provide a convenient circulation system with an emphasis^
upon ease of access and convenient, safe and attractive'
off-street parking areas.
-4-
ion
tial
t the
with the
adequate
^^^o^y no
und floot
mmercial
tes that
sting
t
be added
dential
n
he
d or
m the
ission
of
ct and
for all
in.
.A'5
The Redevelopment Plan shall be regarded as the
principle specific plan for the project area and it
shall take precedence where it is in conflict with other
specific plans, regulations and standards.
Streets, alleys and other public rights-of-way may be
altered, vacated, narrowed, deckedover, extended or
closed where such action is essential to the orderly
implementation and execution of the plan.
the implementation of the plan requires additional streets,
^^ggments or other rights-of-ways they may be acquired by the
P^^ission or the City. Approximately 10 acres of the project
area will be used for streets and/or alleys.
lV-A-6. The Commission may authorize the private use of air
rights over public rights-of-way. This may take the
form of buildings, platforms, decks or other structures.
Such air rights may also be used for vehicular and/or
pedestrian incirculation, transit, public and private
utilities or other public improvements.
IV-A-7. The Commission is authorized to perm.it the establishment
and expansion of public or quasi-public uses and
facilities such as, but not limited to, parks,
recreational facilities, libraries, schools, and
charitable institutions, within the project area.
-9-
DISCLOSURB PORN
APPLICANT:
Name (individual, partnership, joint venture, corporation, syndication)
Buisiness ikUress ^ ""^
Tfelephone Nunber AGENT;
Name
Business Address
Telephone Nunber
MEMBERS; (\) i)(p^^fH Hc^h4^-V
Name (individual, partner, joint Berne Addriii
venture, corporation, syndication)
Business Address' '
ne Nunber Telephone Nunber
Name • Home Address
Business Address
Telephone Nunber Telephone Number
(Attach more sheets if necessaury)
The applicant is reqaired to apply for Coastal Commission Approval
if located in the Coaatal Xone.
I/We declare under penalty of perjury that the information contained in this
disclosure is true and correct and that it will remain triieluid correct and may be
relied upon as being true and correct uitil amended. 4^
BY .
Agent > Qi^r , Partner