The URL can be used to link to this page

Home My WebLink AboutRP 87-10; STORAGE WAREHOUSE; Redevelopment Permits (RP)ITEM 1 APPLICATION SUBMITTAL DATE: SEPTEMBER 25. 1987 STAFF REPORT DATE: MAY 18, 1988 TO: DESIGN REVIEW BOARD FROM: PIANNING DEPARTMENT SUBJECT: RP 87-10 ROWE-BECHMANN - Request for a major Redevelopment Permit to construct an office/warehouse building at 3275 Roosevelt Street in Subarea 4 of the Village Redevelopment Area and also in Local Facilities Management Zone No. 1. I. RECOMMENDATION That the Design Review Board ADOPT Resolution No. 117 DENYING RP 87-10, based on the findings contained therein. II. PROJECT DESCRIPTION The applicant is requesting a major Redevelopment Permit to construct a 5,444 square foot, two-story building on a level .24 acre site. The proposed structure will consist of four warehouse/storage areas at the ground level and four offices at the second level. This is proposed to serve the needs of small businessmen and contractors who need both office and storage space. Twelve parking spaces have been provided to serve the project. The subject site is presently vacant and is apparently used as an illegal parking lot for adjacent industrial uses located along Tyler Street. Properties to the north and east are developed with older single family residences. A commercial development, Lola's Market, also exists to the east. Property to the south is developed with Gilbert's Auto Body, which is under construction. Property to the west along Tyler Street is developed with K and K Vitamins, Jobe Gay Concrete, and Andrews Towing. III. ANALYSIS 1) Does the proposed project conform with the goals of Subarea 4 of the Village Redevelopment Area, including the Special Treatment Area for the east side of Tyler Street? MAY 18, 1988 RP 87-10 ROWE-BECHMANN PAGE 2 2) Does the proposed project comply with the development standards of the Village Design Manual? 3) Does the proposed project comply with City standards regarding queuing and loading areas? 4) Does the proposed project comply with the requirements of the Zone 1 Local Facilities Management Plan? DISCUSSION A. Goals of Subarea 4 The proposed project is located at the southern end of Subarea 4 in the Village Redevelopment Area which has traditionally functioned as a heavy commercial, light manufacturing area. This portion of the City is seen as possibly functioning as a major repair, service, and distribution center encouraging uses such as contractors' yards, storage areas, cabinet manufacturing, and neighborhood commercial uses. The subject site is also located within the Special Treatment Area for the east side of Tyler Street. Because this is a through lot, it also has frontage along the west side of Roosevelt Street. This area has been deemed by the Housing and Redevelopment Commission to allow only those uses which have a lesser intensity than C-M zone uses. The blocks located between Roosevelt and Tyler are particularly difficult to develop because uses on each street are of a very different nature and intensity. The applicant has tried to address this issue with his site design and at the same time comply with the goals of Subarea 4. As shown on Exhibit "X", the subject site is a through lot fronting on both streets. To provide compatibility with the uses on Roosevelt Street, the applicant has increased the front yard setback on this street to 32 feet. This far exceeds the setbacks provided by other commercial uses on Roosevelt — Gilbert's Auto Body, Dave's Radiator, and Lola's Market which have front yard setbacks ranging from 0' to 10'. An architectural style with beige stucco, brown composition shingles and brown wood trim makes the structure appear to be a small office building with roll-up doors. Although a very simple and plain design, the architecture is compatible with what has been previously provided in the area. The proposed project meets the goals of Subarea 4 by providing a use which assists in revitalizing this area of MAY 18, 1988 RP 87-10 ROWE-BECHMANN PAGE 3 downtown, serves the needs of small businessmen in the area, and addresses compatibility with Roosevelt Street. B. Village Desian Manual Standards The proposed project also complies with all of the design standards for Subarea 4 of the Village Redevelopment area. Because the project fronts on both Roosevelt and Tyler Streets, parking has been provided on both sides of the building. Eight spaces have been provided on Tyler and four on Roosevelt. This complies with the parking ordinance. Landscaping requirements have been provided through the use of perimeter landscaping — 8'on Tyler, 9' on Roosevelt, and 4' along the interior property lines. Overall, 24% of the site will be covered with landscaping. All setbacks have been far exceeded with 50' provided on Tyler, 32' on Roosevelt, and 11» on the interior property lines. The applicant has met all zoning requirements and has provided greater setbacks and more landscaping than any other project in the immediate area. C. Oueuing and Loadina Areas As stated above, the applicant has provided parking on both Tyler Street and Roosevelt Street. However, the design of the parking spaces is in conflict with required queuing and loading areas. City standards require queuing areas to be a minimum of 20 feet for each 1000 ADT or fraction thereof. The queuing depth is measured from the back of the sidewalk. City standards require loading zones to be free of parking stalls and obstructions and must not impede free movement and circulation of passenger vehicles. The applicant has requested exception to these standards based on the small size of the project as well as the small traffic generated by the project (66.9 ADT's). A queuing distance of 20' is proposed on Roosevelt and a queuing distance of 8' on Tyler. The applicant also believes that only smaller trucks will be utilized and that these will unload within the structure. Although adjacent properties have similar constricted parking and little, if any, queuing or loading areas, the proposed project does not comply with engineering standards, therefore, engineering staff cannot recommend approval of the project. D. Public Facilities Adequacy This project is located within Local Facility Management Zone 1. The impacts on future public facilities by this project have been analyzed to ensure compliance with the MAY 18, 1988 RP 87-10 ROWE-BECHMANN PAGE 4 Facilities and Improvements Plan. Attached is Exhibit "Y" which is a summary chart that highlights the impacts generated by this project for all 11 public facilities. This project creates no adverse impacts on any of the City's public facilities and conforms with the adopted Local Facilities Management Plan for this Zone. Summary The proposed use is consistent with the goals of the Village Design Manual and the Special Treatment Area for the east side of Tyler Street. It also meets all the design standards for Subarea 4 and is compatible with the surrounding neighborhood. The proposed project, however, does not comply with the engineering standards for loading and queuing areas, therefore, staff recommends denial of RP 87-10. IV. ENVIRONMENTAL REVIEW This project is exempt from Environmental Review per Section 15303(c) of the California Environmental Quality Act. ATTACHMENTS 1. Design Review Board Resolution No. 117 2. Location Map 3. Background Data Sheet 4. Disclosure Form 5. Project Summary Sheet 6. Exhibits "X" and "Y", dated May 18, 1988 7. Reduced Exhibits 8. Environmental Documents 9. Exhibits "A" - "F", dated May 18, 1988 AML:dm 4/19/88 SITE QENERAL PLAN RISIOINTIAL RL LOWDE.NSITY(OH) RIM LOW-.MEDIL.M DENSITY(0-4) R.M .MEDILM DENSITV (4-8) R.MH MEDIt.M HIGH DENSITY(8-H) RM HIGH DENSITY(H-23) COMMIRCIAL RJU INTENSIVE REGIONAL RETAIL (eg. Ptaza Camino Real) RR£ EXTENSIVE REGIONAL RETAIL (eg. Car Country Carlsbad) RS RfGIONAL SERVICE C COMMLNITV'CO.MMERCLAL N NEIGHBORHOOO COM.MERCUL TS TR.\VEL SERVICES COMMERCL\L O PROFESSIONAL RELATED CBD CENTRAL BCSINESS DISTRICT PI PLANNED INDLSTTUAL G GOVERNMENT FACILITIES L- PL BLIC UTILITIES RC RECREATION COMMERCIAL SCHOOLS E ELE.MENT.\RY J JL NIOR HIGH H HIGH SCHOOL P PRi\ATE OS OPEN SP.^CE NRR NON R£SIDE.NTL\L RESERVE ZONINQ RISIOINTIAL P C PLANNED COMMLTMITY ZONE R A RESIDENTIAL AGRICLLTL RAL ZONE R E RL'R.\L RESIDE.NTLU ESTATE ZONE R-1 ONE-FAMILY RESIDE-NTTAL ZONE R-2 TaO FAMILY R£SIDE.VnAL ZONE R- 3 ML LTIPU F.VMILY RESIDENTIAL ZONE R- 3L LIMITED MLLTI- FA,MILY RESIDE.NTUL ZON'E RD M RESIDENTTAL DENSm-MLLTIPLE ZONE RD- H RESIDENTTAL DENSITY- HIGH ZON E R.MHP RESIDENTUL .MOBILE HOME PARK ZONE R P RESIDE.NTLM. PROFESSIONAL ZONE HT RESIDENTTAL TOL RIST ZONE RW RESIDENTTAL WATERWAY ZONE COMMIRCIAL O OFFICE ZON'E C-1 NEIGHBORHOOD COM.MERCLU ZONE C- 2 GENERAI COMMERCLAL ZONE C T COM.MERCLU.-TOLR1ST ZONE C M HEAVYCOMMERCLKt-aMITED INDLSTTUAL ZONE M INDLSTTUAL ZONE P- M PLANNED INULSTTUAL ZONE OTHIR F P aOODPLMN OVERLAY ZON'E L C LIMITED CONTROL OS OPENSPACE P-U PfBUC LTTUTY ZON'E I City of Carlsbad ROWE-BECHMANN RP 87-10 BACKGROUND DATA SHEET CASE NO: RP 87-10 APPLICANT: ROWE-BECHMANN REQUEST AND LOCATION: A maior redevelopment permit to construct an office/warehouse 75' north of the intersection of Walnut'Street and Roosevelt Street between Roosevelt Street and Tvler Street in Subarea 4 of the VR Zone. LEGAL DESCRIPTION: Lots 27. 28. 29 in Block 31 of the Towne of Carlsbad acoordina to the Map thereof No. 535 filed in the Office of the County Recorder of San Dieao County. May 2. 1880. APN: 204-081-08. 09. 10 Acres .24 Land Use Designation Density Allowed N/A Existing Zone V-R Proposed No. of Lots/Units GENERAL PLAN AND ZONING CBD N/A Density Proposed Proposed Zone N/A N/A Surrounding Zoning and Land Use: Zonina Site North South East West V-R V-R V-R V-R V-R Land Use Vacant Sinale Familv Dwellina Auto body shop under construction sinale Familv Dwellina Industrial Uses PUBLIC FACILITIES Carlsbad/ School District Carlsbad Water *Costa Real Sewer Carlsbad EDU's 30.2 Public Facilities Fee Agreement, dated September 24. 1988 (*The City of Carlsbad will provide water service to all projects in Carlsbad except those located in the Olivenhain and San Marcos Sewer Districts.) ENVIRONMENTAL IMPACT ASSESSMENT Negative Declaration, issued . E.I.R. Certified, dated X Cateaorically Exempt per Section 15303(c) dated April 12, 1988 ^ DISCLOSURE FORM Charles F. Rowe Investment Corp., Charles F. Rowe President, and APPLICANT: Michael & Sue Beckmann Partnership Name (individual, partnership, joint venture, corporation, syndication) P.O. Box 142f Carlsbad, CA 92008 Business Address ' ~ ~" 434-3125 AGENT: MEMBERS: Telephone Number Charles F. Rowe - Partner Name % CA Builders P.O. Box 142, Carlsbad, CA 92008 Business Address 434-3125 Telephone Number Charles F. Rowe Investment Corp. Charles F. Rowe President 4046 Garfield, Carlsbad, CA 92008 Name (individual, partner, joint venture, corporation, syndication) %CA Builders Home Address P7O.*'BOX^T42 (2910 Jefferson ^202), Carlsbad, Ca 92008 Business Address 434-3125 729-9545 Telephone Number Michael and Sue Beckmann Telephone Number 3372 Donna Dr. Name Home Address Splash Sportswear 2791 Madison, Carlsbad, CA 92008 Business Address 729-7141 729-2807 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. BY Agent, Owner, Partner PROJECT SUMMARY SHEET SITE SOUARE FOOTAGE % OF SITE Site Area 10,500 Building Coverage 3,304 31% Office 2,660 Storage 2,784 Parking 4,160 40% Landscaping 2,510 24% Hardscaping 526 5% PARKING Office 2660 SF § 1/300 9 spaces required Storaae 2784 SF @ 1/1000 3 spaces reauired TOTAL SPACES PROVIDED 12 EXHIBIT "X" 5/18/88 CARLSBAD VILLAGE REDEVELOPIVIENT PROJECT SUB*AREA MAP EXHIBIT "Y' cnv or CARISBAD 5/18/88 GBOWm MANAGQIQIT FRXBAM IDCXL raCELETIES DfEAdS ASSESSMEKT FORI (To be Submitted with Development Application) ERQJECT IDENTITY AND IMPACT ASSESSMENT: FIIE NAME AND NO.: RP 87-10 ROWE-BECHMANN LOCAL FACILITY MANAGEMENT ZOJE: 1 GENERAL PIAN: CBD ZONING: VR DEVELOPER'S NAME: Charlie Rowe — Sue Bechmann ADCRESS: P.O. Box 142. Carlsbad. CA 92008 PHOm NO.: 434-3125 ASSESSOR'S PARCEL NO. 205-081-08.09.10 QUANTITY OF LAND USE/DEVEDOIMEMT (AC., SQ. FT., DU); .24 AC. 5280 SO FT ESTIMATED OOMPIETIC^T DATE: 1988 A. Ci1:y Administxative Facilities; Demand in Square Footage = N/A B. Library; Demand in Square Footage = N/A C. Wastewater Treatment Capacity (Calculate with J. Sewer) D. Parks; Demand in Acreage = N/A E. Drainage; Demand in CFS = .86 CFS Identify Drainage Basin = AREA 1 (Identify master plan facilities on. site plan) F. Circulation; Demand in ADTs = 66.9 (Identify Trip Distribution on site plan) G. Fire; Served by Fire Station No. = NO. 1 H. Open Space; Acreage Provided - N/A I. Schools; (Demands to be determined by staff) J. Sewer; Demand in EDUs - 3.2 Identify Sub Basin - 1-H (Identify trunk line(s) iirpacted on site plan) K. Water; Demand in GPD - 720 4rf:/KX>e t,T** *»fT t-i4tn^ H»HfK*>f fh^m'^O'•if/^ r»0s«i7|ia mr m i) *t*'t/ Wl*" o Q. ^ LLJ O W m O ffl o DC