HomeMy WebLinkAboutRP 87-08; Calvert Development; Redevelopment Permits (RP)APPLICATION SUBMITTAL DATE:
AUGUST 13. 1987
STAFF REPORT
DATE: FEBRUARY 17, 1988
TO: DESIGN REVIEW BOARD
FROM: PLANNING DEPARTMENT
SUBJECT: RP 87-8 - CALVERT - Request for a Major Redevelopment
Permit to develop an 1800 square foot retail use with
an additional 780 square feet of storage space, located
at 2685 State Street in Subarea 3 of the Village
Redevelopment Area, Local Facilities Management Plan
Zone 1.
I. RECOMMENDATION
That the Design Review Board recommend APPROVAL of the Negative
Declaration issued by the Planning Director and ADOPT Design
Review Board Resolution No. 109 recommending APPROVAL of RP 87-
8, based on the findings and subject to the conditions contained
therein.
DISCUSSION
This project, RP 87-8, was previously heard before the Design
Review Board on NovemlDer 25, 1987. At that time, staff was
recommending denial of the project because the project: (1) did
not include adequate onsite parking, and (2) the second story
residential uses proposed with the project at that time were not
regarded as being compatible with the surrounding heavy
commercial/light industrial uses.
The Design Review Board agreed with staff's concerns and
recommendations and sent the project back to staff for redesign.
As shown on Exhibits "A" - "E", the project has been redesigned
to delete the three second story residential units, whereby the
project now provides adequate onsite parking (six spaces for the
1800 square feet of retail use, and one space for the 780 square
foot storage area). Staff does have concerns regarding the
intended use of the 780 square foot storage area, and the
usability of two public parking spaces (3 and 4) which are
proposed to be located within a garage onsite. In accordance,
staff has added conditions 19 and 20 which (1) restrict the 780
square feet of storage area for storage use only and (2) requires
that garage doors be left open during business hours and that
these two parking spaces be clearly labeled for public parking.
FEBRUARY 17, 198^
RP 87-8 CALVERT
PAGE 2
With these revisions, the project is now in conformance with the
goals of Subarea 3 and the development standards of the Village
Design Manual and the V-R Zone.
This project, as proposed, will be similar in design as the
former proposed project. The architecture will be of a
"contemporary village style". Architectural materials and design
features will include shiplap siding, wood single roofing, french
doors, bay windows, and skylight dormers. The project will also
include a redwood deck at the entry with patio seating and
planters. These design features create a project which is both
village like and pedestrian oriented.
Overall, because the project applicant has been willing to
redesign the project to delete the three second story residential
units, provide adequate onsite parking, and create a project
which is pedestrian oriented and village like in character, staff
recommends approval of RP 87-8. For additional details, please
see the attached staff report to the Design Review Board dated
November 25, 1987.
ATTACHMENTS
1. Design Review Board Resolution No. 109
2. Staff Report, dated November 25, 1987
3. Exhibits "A" - "E", dated January 13, 1988
4. Environmental Document
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1/21/88
APPLICATI
AUGUST 13
SUBMITTAL
987
DATE
STAFF REPORT ITEM 2
DATE: NOVEMBER 25, 1987
TO: DESIGN REVIEW BOARD
FROM: PLANNING DEPARTMENT
SUBOECT: RP 87-8 - CALVERT - Request for a major Redevelopment
permit to develop a mixed use project, including; an
1800 square foot retail use along the ground floor with
three second story apartment units, located at 2685
State Street in Subarea 3 of the Village Redevelopment
Area.
I. RECOMMENDATION
That the Design Review Board ADOPT Resolution No. 108
DENYING RP 87-8, based on the findings contained therein.
II. PROOECT DESCRIPTION AND BACKGROUND
The applicant is requesting a major redevelopment permit to
develop a mixed use commercial/residential project, located as
described above. The proposal would entail the development of
an 1800 square foot commercial/retail use along the ground floor
and three second story apartment units (each 667 sq. ft. in
area). Seven on-site parking spaces will be provided,
including, 2 garage parking spaces, 2 carport spaces, and 3 open
parking spaces. The architecture of the proposed project would
be "contemporary village style" in nature. The architectural
materials of the structure would include, stucco walls with
accent shingle siding, and a wood shake roof. Architectural
features including, French doors, bay windows, and window
overhangs, have also been incorporated into the architecture to
add interest and relief. The project will also include a
redwood deck at the entry to the proposed retail use and a
second story redwood deck associated with the proposed
residential uses.
The subject property currently includes a single wall of a former
6-unit apartment project. Since this wall still remains, the
project can qualify as a rehabilitation project. The property is
surrounded by an auto body and paint shop to the north, a
plumbing company to the south, a cabinet and antique shop to the
east and the AT & SF right of way to the west. The project is
located within the Zone 1 Local Facilities Management Plan area.
III. ANALYSIS
Planning Issues
1) Does the proposed project conform with the goals
of Subarea 3 and the development standards of the
Village Design Manual and the V-R Zone?
2) Is the proposed project compatible with
surrounding uses?
Discussion
The primary redevelopment goal of Subarea 3 is to maximize the
established pattern of development (heavy commercial) north of
Grand Avenue and create a visual link with the Village Center.
As proposed, the commercial portion of this project appears to
conform with this primary goal. However, the residential part of
this project may not be consistent with this goal. The Design
Guidelines Manual does not appear to encourage residential
development within Subarea 3. The uses allowed within Subarea 3
include uses permitted within the C-1 and C-2 zones. In
addition, C-M Zone (limited industrial) uses may be permitted
when found to be compatible with general commercial uses.
Historically, Subarea 3 has been developed with heavy commercial
and limited industrial uses (i.e., manufacturing, auto repair).
The majority of the subarea today is developed with such uses.
While the C-1 and C-2 zones allow second story residential uses
through a conditional use permit. Staff believes that since
Subarea 3 remains predominantly developed with heavy commercial
and limited industrial uses, residential development would not be
compatible at this time.
This project does not comply with all of the development/design
standards of the Village Design Manual and the V-R Zone. As
discussed within the "Design Criteria" for Subarea 3, "adequate
off street parking shall be provided." The project proposes a
total of only 7 off street parking spaces. Per the City's
Parking Ordinance, a total of 12 spaces would be required for
this project. Since the project as proposed, provides only 58%
of the required on-site parking. Staff cannot recommend support.
Otherwise, the project is in compliance with the applicable
development standards of the Village Design Manual and V-R Zone.
Staff is generally supportive of integrating residential uses in
with commercial uses within certain subareas of the Redevelopment
Area (i.e., Subarea 1, the Village Center), However, because
Subarea 3 predominantly functions as a limited industrial area,
which is not generally compatible with residential uses. Staff
cannot recommend support of this mixed use residential/commercial
project within this subarea and at this specific location.
-2-
In summary, because residential uses are not regarded as
compatible with surrounding heavy commercial/1ight industrial
uses which are the primary uses within Subarea 3 and because the
proposed project does not include adequate onsite parking. Staff
is recommending denial of RP 87-8.
ATTACHMENTS
1. Design Review Board Resolution No. 108
2. Location Map
3. Background Data Sheet
^. Disclosure Form
5. Exhibits "A" - "E", dated 8-13-87
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•
SITE
. r
GENERAL PLAN
RESIDENTIAL
RL low osNSt"nr(o-i
RI.M LOW MEOIUM DENSITY (0-4)
RM MEDIUM DENSITY (4-8)
RMM MP.DIIJM HIGH DENSITY (8- J5)
Rll HIGH DENSIIY (15-23)
COMMERCIAL
RRI INTENSIVE REGIONAL RETAIL (eg. Plaza Camino Real)
RRE E.XTENSIVE REGIONAL R£TAIL (eg. Car Counirr Carlsbad)
RS RF.GKINAI. SERVICE
C <:t)MMllNI IY COMMERCtAL
N NriGlinORIIOOO COMMERCIAL
TS 1 RAVEL SERVICES COMMERCIAL
O PROFE.SSIONAL REUTED
cnn <:FNTRAL BUSINESS DISTRICT
PI PLANNED INDUSTRIAL
G GOVERNMENT FACILITIES
u PLOLIC UTILITIES
RC RECREATION COMMERCIAL
SCHOOLS
E EI.E.MENTARY
J JUNIOR HIGH
II HIGH SCHOOL
P PRIVATE
US OPEN SPACE
NRR NON RESIDENTWL RESERVE
ZONING
RESIDENTIAL
P C PLANNED COMMUNITY ZONE
R A RESIDENTLAL AGRICULTURAL ZONE
R E RURAL RESIDENTLAL ESTATE ZONE
R-1 ONE FAMILY RESIDENTUL ZONE
R- 2 TWO- FA.M I LY RJESI DENTIAL ZONE
R-3 MULTIPLE FAMILY RESIDENTUL ZONE
R-3L UMITED MULTI FAMILY RESIDENTIAL ZONE
RD M RESIDENTIAL DENSinr MULTIPLE ZONE
RD H RESIDENTIAL DENSITY HIGH ZONE
RMHP RESIDENTIAI. MOnil.E HOME PARK ZONE
R P RESIDENTUL PROFE.SSIONAL ZONE
KT RESIDENTIAL TOURIST ZONE
RW RESIDENTUL WATERWAY ZONE COMMERCIAL
O OFFICE ZONE
C I NEIGHBORHOOD COMMERCIAL ZONE
C-2 GENERAI COMMERCLAL ZONE
C T COMMERCLAL TOURIST ZONE
C M HEAVY COMMERCLAL LIMITED INOUSTTUAL ZONE
M INDUSTRIAL ZONE
P M PLANNED INDUSTRLAL ZONE
OTHER
F P aOODPLAIN OVERLAY ZONE
L C UMITED CONTROL
OS OPEN SPACE
P-U PUBUC UTIUTY ZONE
/
City of Garlsbad
RP 87-8
BACKGROUND DATA SHEET
CASE NO: RP 87-8
APPLICANT: CALVERT
REQUEST AND LOCATION: A mixed use project including; an 1800 square foot
retail use with 3 second story apartment units located at 2685 State Street
LEGAL DESCRIPTION: The southerly 51 feet of Lot 6 of Seaside Lands, in the
City of Carlsbad, County of San Dlego, State of California according to map
thereof No. 1722, filed in the office of the County Recorder of San Diego
County, Ouly 28, 1921 .
Acres 6526 sq. ft. Proposed No. of Lots/Units
GENERAL PLAN AND ZONING
Land Use Designation CBD
Density Allowed
Existing Zone VR
Surrounding Zoning and Land Use:
Zoning
Site VR
North VR
Density Proposed
Proposed Zone VR
Land Use
Single wall of former 6
unit apartment
Auto Body Shop
South VR Plumbing Company
East VR
West VR
Cabinet & Antique Shop
AT & SF Row
PUBLIC FACILITIES
School District Carlsbad Water Carlsbad Sewer Carlsbad EDU's
Public Facilities Fee Agreement, dated August 13, 1987
ENVIRONMENTAL IMPACT ASSESSMENT
Negative Declaration, issued
E.I.R. Certified, dated
Other,
DISCLOSURE FORM
APPLICANT
AGENT:
Gene Calvert - Individual
Name (individual, partnership, joint venture, corporation, syndication)
512 W. California Ave. #113 Vista, Ca. 92083
Business Address
724-3179
Telephone Number
Name
Business Address
MEMBERS:
Telephone Number
Name (individual, partner, joint Home Address
venture, corporation, syndication)
Business Address
Telephone Number Telephone Number
Name Home Address
Business Address
Telephone Number Telephone Number
(Attach more sheets if necessary)
I/We understand that if this project Is located in the Coastal Zone, 1/we will apply
for Coastal Commission Approval prior to development.
I/We acknowledge that in the process of reviewing this application, it may be
necessary for members of City Staff, Planning Commissioners, Design Review Board
members, or City Council members to inspect and enter the property that is the
subject of this application. I/We consent to entry for this purpose.
I/We 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 upon
as being true and correct until amended.
Gene Calvert
APPLICANT
BY
Ayent, Owner, Partner
ITEM 3
PRELIMINARY REVIEW
DATE: DECEMBER 2, 1987
TO: DESIGN REVIEW BOARD
FROM: REDEVELOPMENT OFFICE
SUBJECT: KELSO - 2515 JEFFERSON STREET
PRELIMINARY DESIGN REVIEW OF A TWO STORY OFFICE
BUILDING OVER PARKING.
At your meeting of October 28, 1987, this proposed project
was forwarded for preliminary review.
Applicant is requesting a second preliminary review to
present changes made to the project.
The applicant's original presentation consisted of a 10,200
square foot structure with 34 parking spaces. The proposed
new design will be approximately 8,800 square feet with 30
parking spaces (underground),
CHRIS SALOMONE
CSral
GENERAL PLAN
RESIDENTIAL
RL l ow DENSITY (0-I.S)
RI.M LOW-MEDIUM DENSITY (0-4)
RM MEDIUM DENSITY (4-8)
RMH MTDIUM IIIGH DENSITY(8-15)
RH IIIGH DENSITY (15-23)
COMMERCIAL
RRI INTENSIVE REGIONAL RETAIL (eg Plaza Camino Real)
RRE EXTENSIVE REGIONAL RETAIL (eg. Car Country Carlsbad)
RS RRGIONAL SERVICE
C. COMMUNITY COMMERCIAL
N Nri{".lin<)RIIOOD COMMERCIAL
TS T RAVEL SERVICES COMMERCLAL
O PROFE.SSIONAL RELATED
cno CF.NTRAL BUSINE.SS DISTRICT
PI PLANNED INDUST RIAL
G GOVERNMENT FACILITIES
U PL DLIC UTIUTIES
RC RECREATION COMMERCLAL SCHOOLS
E EI.F.MENTARY
J JUNIOR HIGH
11 HIGH SCIIOOL
P PRIVATE
OS OPEN SPACE
NRR NON RESIDENTLAL RESERVE
ZONING
RESIDENTIAL
P C PLANNED COMMUNITY ZONE
R A RESIDENTTAL AGRICULTURAL ZONE
R-E RURAL RESIDENTUL ESTATE ZONE
R-l ONE-FAMILY RESIDENTUL ZONE
R-2 TWO FA.MILY RESIDENTLAL ZONE
R-3 MULTIPLE FAMILY RESIDENTTAL ZONE
R-3L LIMITED MULTI-FAMILY RESIDENTLAL ZONE
RD M RESIDENTUL DENSITY MULTIPLE ZONE
RD H RESIDENTIAL DENSHY-HIGH ZONE
RMHP RESIDENTIAI MOnilJ. HOME PARK ZONE
R P RESIDENTLAL PROFESSIONAL ZONE
RT RESIDENITAL TOURIST ZONE
RW RESIDENTIAL WATERWAY ZONE COMMERCIAL
O OFFICE ZONE
C I NEIGHBORHOOD COMMERCIAL ZONE
C-2 GENERAL COMMERCLAJ. ZONE
C-T COMM ERCLALTOURIST ZONE
C M HEAVY COMMERCLAL-UMITED INDUSTRLAL ZONE
M INDUSTRIAL ZONE
P-M PLANNED INDUSTRIAL ZONE
OTHER
F P FLOODPIAIN OVERLAY ZONE
L C UMITED CONTROL
OS OPEN SPACE
• P U PUBUC UnUTY ZONE
CALVERT
PLANNING DEPARTMENT
2075 LAS PALMAS DRIVE
CARLSBAD, CALIFORNIA 92009-4859
(619) 438-1161
Citp of CarlSbab
NEGATIVE DECLARATION
PROJECT ADDRESS/LOCATION: This project is located at 2685 State
Street in Subarea 3 of the Village Redevelopment Area,
PROJECT DESCRIPTION: This project, RP 87-8, will include an 1800
square foot retail use with an additional 780 square feet of
storage area on a 6546 square foot lot.
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, California 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: January 27, 1988
CASE NO: RP 87-8
APPLICANT: Calvert
MICHAEL J. i^OLZMIkLER
Planning Director
PUBLISH DATE: January 27, 1988
BACKGROUND DATA SHEET
CASE NO: RP 87-8
APPLICANT: CALVERT
REQUEST AND LOCATION: A mixed use project including; an 1800 square foot
retail use with 3 second story apartment units located at 2685 State Street
LEGAL DESCRIPTION: The southerly 51 feet of Lot 6 of Seaside Lands, in the
City of Carlsbad, County of San Diego, State of California according to map
thereof No. 1722, filed in the office of the County Recorder of San Diego
County, Ouly 28, 1921.
Acres 6526 sq. ft. Proposed No. of Lots/Units
GENERAL PLAN AND ZONING
Land Use Designation CBD
Density Allowed
Existing Zone VR
Surrounding Zoning and Land Use:
Zoning
Site VR
North VR
Density Proposed _
Proposed Zone VR
Land Use
Single wall of former 6
unit apartment
Auto Body Shop
South VR Plumbing Company
East VR
West VR
Cabinet & Antique Shop
AT & SF Row
PUBLIC FACILITIES
School District Carlsbad Water Carlsbad Sewer Carlsbad EDU's
Public Facilities Fee Agreement, dated August 13, 1987
ENVIRONMENTAL IMPACT ASSESSMENT
Negative Declaration, issued
E.I.R. Certified, dated
Other,
DISCLOSURE FORM
APPLICANT
AGENT
Gene Calvert - Individual
Name (individual, partnership, joint venture, corporation, syndication)
512 W. California Ave. #113 Vista, Ca. 92083
Business Address
724-3179
Telephone Number
Name
Business Address
MEMBERS
Telephone Number
Name (individual, partner, joint
venture, corporation, syndication)
Home Address
Business Address
Telephone Number Telephone Number
Name Home Address
Business Address
Telephone Number Telephone Number
(Attach more sheets if necessary)
I/We understand that if this project is located in the Coastal Zone, 1/we will apply
for Coastal Commission Approval prior to development.
I/We acknowledge that in the process of reviewing this application, it may be
necessary for members of City Staff, Planning Commissioners, Design Review Board
members, or City Council members to inspect and enter the property that is the
subject of this application. I/We consent to entry for this purpose.
I/We 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 upon
as being true and correct until amended.
Gene Calvert
APPLICANT
BY
Agent, Owner, PartAer