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Home My WebLink AboutRP 86-14; Bizieff; Redevelopment Permits (RP)APPLICATION SUBMITTAL DATE: JULY ^9, Jt^8 6 STAFF REPORT DATE: APRIL 1, 1987 TO: DESIGN REVIEW BOARD FROM: PLANNING DEPARTMENT SUBJECT: RP 86--14 - BIZIEFF - Request for approval of a Redevelopment Permit to allow construction of two commercial buildings at the intersection of Lincoln Street, Oak Avenue, and Carlsbad Boulevard in Subarea 5 of the V-R Zone. I. RECOMMENDATION That the Design Review board ADOPT Resolution No. 098 DENYING RP 86-14 based on the findings contained therein. II. PROJECT DESCRIPTION The applicant is proposing to construct two commercial buildings on a triangular shaped piece of land formed by the intersection of Carlsbad Boulevard, Oak Avenue, and Lincoln Street. The site is presently occupied by a commercial business, known as Katmandu. Properties to the west, north, and south of the subject site are commercial properties also in Subarea 5. Property to the east consists of 30 condominium units which are not located in the V-R area Zone and are zoned R-3. The two proposed buildings would consist of a one story structure (1528 square feet) and a two story structure (1785 square feet). The proposed architectural elevations are similar to the Carlsbad Inn across the street. To provide adequate parking, the applicant is requesting a street vacation and closure of Lincoln Avenue. A traffic study was done to determine the feasibility of this request. Ill. ANALYSIS Planning Issues 1. Does the proposed project conform to the goals of Subarea 5 of the Village Redevelopment Area? 2. Does the proposed project comply with the development standards of the Village Design Manual? 3. Will the vacation and closure of Lincoln Street be compatible with the entire project area? Discussion As stated, the project site is located in Subarea 5 which has traditionally functioned as the north/south thoroughfare for the downtown area and was envisioned to serve "as the major tourist/tourist commercial center for the Redevelopment Project Area. Travel service types of uses were encouraged. The proposed project does meet this goal as well as all development standards regarding height and landscaping. The project as proposed offers a number of positive features to the area as well as a number of negative ones. The positive features include the elimination of the existing buildings and replacement with structures that will be similar in architecture to the Carlsbad Inn. The architecture would be a major improvement and would be more in line with the architecture anticipated in the Redevelopment Area. Another positive aspect of the project is that the existing driveway along Carlsbad Boulevard would be eliminated, eliminating a hazardous situation. In addition, more landscaping would be provided than exists on site. The major problem with the application as proposed involves' access. Access to the project would be from Oak Street into a parking lot which was formerly Lincoln Street. The western half of Lincoln would be vacated and given to the applicant to help provide enough parking and driveway space to meet regulations. The eastern half of Lincoln Street would not be vacated but would be "closed" and would also help the proposed project meet parking, setback, and driveway standards. Some parking would be left over (above standard) for use by other buildings in the area. A traffic study was done that showed the closure of Lincoln Street to be feasible. In providing the proposed project with the extra amount of land area needed, the closure of Lincoln has a number of associated problems that go with it. The major impact is on the condominium project located on the east side of the proposed closure of Lincoln Street. The condominiums would lose approximately 12 on- street parking spaces which are important, as the project was approved with a parking ratio of only one space per unit (1:1). Some of these spaces could be reclaimed in the parking lot created by the Lincoln Street closure if they were not utilized by shoppers in the project or by the Carlsbad Inn. -2- Another problem is that the condos would no longer have frontage on a public street, but would front on a parking lot. In addition, a number of residents would have to go through a parking lot to get to their carports. At least 63% of the condo residents have expressed opposition to the project as they feel circulation to the project would be worsened. They also expressed concern over view and breeze blockage and the deterioration of property values. In addition, the Fire Department has stated that the proposed parking lot would provide poor accessibility for fire engines and has recommended a 38 foot turn-around at the north end of the parking lot. The turn-around, if included, would substantially reduce the parking. Although the site is difficult to develop, it is staff's opinion that the proposed project is too intense for the site as proposed. It requires the use of a large area of public land to make the project parking and access work. Staff feels that this bonus to the applicant frora the City would come at the detriment of the surrounding property owners. For these reasons and others outlined earlier, staff cannot support the project. IV. ENVIRONMENTAL REVIEW The Planning Director has determined the project will not cause any significant environmental impacts and, therefore, has issued a Negative Declaration on March 21, 1987. Attachments 1. Design Review Board Resolution No. 098 2. Location Map 3. Background Data Sheet 4. Disclosure Form 5. Environmental Document 6. Reduced Exhibits 7. Exhibits "A" - "F", dated July 18, 1986 AL: dm 3/10/87 -3- GENERAL PLAN Rl. RI.M R.M R.MH RH RRI RRE RS C N TS () CBD RESIDINTIAL low DENSITY (01 ^) LOW MEDIL M DENSITY'(0-4) MEDII M DENSITY'(4-8) MEDIl'M IIIGH DENSITY (81?) HIGH DENSITY ( H 23) COMMERCIAL INTENSIVE REGIONAL RET.ML (eg Plaza Camino Real) EXTENSIVE REGIONAL RETAIL (eg Car Country Carlsbad) REGIONAL SERVICE COMML NITY COM.MERCLAL NEIGHBORHOOD COMMERCIAL TRAVEL SERVICES COMMERCIAL PROFESSIONAL RELATED ( FNTRAL Bl SINESS DISTRICT PLANNED INDI STRIAL GOVERNMENT FACILITIES PL BLIC L TILITIES RECREATION COMMERCLAL . SCHOOLS ELE.MENTARY J( NIOR HIGH IIIC.H SCHOOL PRIVATE OS OPEN SPACE NRR NON RESIDENTLAL RESERVE ZONING RESIDENTIAL P C PLANTNiED COMMI ^NITY ZONE R A RESIDENTTAL AGRICl.LTL RAL ZONE R E RI R.\L RESIDENTLAL ESTATE ZONE R I ONE FA.MILY RESIDENTLAL ZONE R 2 TVKVFA.MILY RESIDENTLAL ZONE R ? .Ml LI IJM J; FVMILY RESIDENTTAL ZONE R-3L U.MI I LD .Ml LTI-F.A,MILY RESIDENTIAL ZONE RD M RI SIDENTLAL DENSITY-MLLTIPLE ZONE RD H RESIDENTLAL DENSITY-HIGH ZONE RMHP RESIDENTIAL MOBILE HO.ME PARK ZON'E R P RI :MnFM IM I ROFESSIONAL ZONE RT RLSiDtMIAl lOl RISTZONE RW RI.MI.iFM I KI \XATERWAY ZONE COMMERCIAL O OFHCE ZONE C-1 NEIGHBORHOOD COM.MERCLAL ZONE 0 2 GENERAL COMMERCLAL ZONE CT COM.MERCLALTOLRISTZONE C M HEAVY CO.M.MERCLAL UMITTD INDUSTRLAL ZONE M INDL STTUAL ZONE P M PLA.NN ED INDUSTRLAL ZONE OTHER F P aOODPLAlN OVERLAY ZONE L C UMITED CONTROL OS OPEN SP.ACE P U PUBUC UTIUTY ZONE BIZIEFF City of Garlsbad RP 86-14 BACKGROUND DATA SHEET CASE NO: RP 86-14 APPLICANT: Bizieff REQUEST AND LOCATION: Approval of a Redevelopment Permit to allow construction and Carlsbad Boulevard. LEGAL DESCRIPTION: Portion of Block 15, Map 775, Town of Carlsbad Amended APN: 203-261-01 Acres 116 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 N/A Surrounding Zoning and Land Use: Zoning Land Use Site VR TS North VR CBD South VR CBD East R-3 RH West VR CBD PUBLIC FACILITIES School District Carlsbad Water Carlsbad Sewer Carlsbad EDU's N/A Public Facilities Fee Agreement, dated July 18, 1986 ENVIRONMENTAL IMPACT ASSESSMENT ^Negative Declaration, issued N/A E.I.R. Certified, dated Other, DISCLOSORB FORN APPLICANT: ^ Maksut Inciyan Nesne (individual, partnership, joint venture, corporation, syndication) 44^4 VIest Point Loma Blvd #110 Business Address San Dieqo, CA 92107 AGENT: MEMBERS: Telephone Number ^nrdnn M Ri 7i eff Name 2892 Jefferson Street, Carlsbad 92008 Business Address 434-4554 Telephone Nimber Husband & Wife same as above Name (individual, partner, joint venture, corporation, syndication) Home Address same Business Address same Telephone Number Telephone Number Name Eicroe Address Business Address Telephone Niinber (Attach more sheets if necessary) The aiqplicant is reqaired to ai^ly for Coastial CoHmission Approval if located in the Coastal Xone. I/Vfe declare under penalty of perjury that the information contained in this disclosure is true and correct and that it will remain true and correct and may be relied \xpon as being true and correct mtil amended. APPLICANT BY A/1 JAUUPLU Owner, Partner 2075 LAS PALMAS DRIVE CARLSBAD, CALIFORNIA 92009-4859 PLANNINGDEPARTMENT m^li^ JM (619)438-1161 Citp of €avl6hah NEGATIVE DECLARATION PROJECT ADDRESS/LOCATION: Intersection of Lincoln Street, Oak Avenue and Carlsbad Boulevard. PROJECT OESCRIPTION: Approval of a Redevelopment Permit to allow construction of two commercial buildings. 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 Planning Department. A copy of the Negative Declaration with supportive documents is on file in the Planning Department, 2075 Las Palmas Drive, Carlsbad, CA., 92009. Comments from the public are invited. Please submit comments in writing to the Planning Department within ten (10) days of date of issuance. DATED: March 21, 1987 MICHAEL 3. HOnZMILLER CASE NO: RP 86-U Planning Director APPLICANT: Bizieff PUBLISH DATE: March 21, 1987 ND^ 11/85 •a If - u r ir^ — h Tr^ir~ir ^^^iS - ^ T^T^i':^' • ^ izi:r^--^GGf^ J I7~i ~JJ- j^lG \|"t r^^r ^ yGi .i.^-Iiy:GrB.syIiy^ 1^1 @ fi) s