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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