HomeMy WebLinkAboutRP 88-04; Kellar Flower Stand; Redevelopment Permits (RP) (5)^ ^ AP^CATION COMPLETE DATE
FEBRUARY 2K 1989
STAFF REPORT
DATE: MARCH 15, 1989
TO: DESIGN REVIEW BOARD
FROM: PLANNING DEPARTMENT
SUBJECT: RP 88-4/CDP 88-11 - KELLER FLOWER STAND - Request for a minor
redevelopment permit and Coastal Development Permit to add an
approximately 50 square foot Flower Stand to an existing motel and
Restaurant Site at 3126 Carlsbad Blvd. The project is in Sub Area
5 of the Village Redevelopment Area, and within Local Facilities
Management Plan #1.
I. RECOMMENDATION
That the Design Review Board ADOPT Resolutions No. 138 and 139 approving RP 88-
4 and CDP 88-11.
II. PROJECT DESCRIPTION
The proposed project is an approximately 50 square foot Flower Stand as shown
on Exhibits "A"-"D". The Flower Stand would be located east of Carlsbad
Boulevard between the 7-Eleven parking lot to the east and the Armenian
Restaurant and motel to the south as shown on Exhibit "E". Both the flower stand
and the restaurant are a part of the motel site.
III. ANALYSIS
Planning Issues
1. Is this project consistent with the Carlsbad Redevelopment Program,
specifically the Village Area Redevelopment Plan, Village Design Manual
and Village Redevelopment Segment of the Local Coastal Program?
DISCUSSION
Carlsbad's Redevelopment Program encourages the elimination of blight or
blighting influences and the creation of pleasant and attractive environments.
The proposed project will achieve those ends.
The area of the Flower Stand presently has a free standing trash bin as shown
on Exhibit "F". The project will correct this unsightly visual impact to
Carlsbad Boulevard by relocating the bin to an enclosure on the interior of the
motel portion of the site, see Exhibit "G". The flower stand provides an
aesthetically pleasing use that is supportive of the land uses surrounding the
KELLER FLOWER STAND
MARCH 15, 1989
PAGE 2
site - such as hotels and restaurants. The flower stand use is primarily
visitor serving and in conformance with the City's Local Coastal Program. The
goal of Subarea 5 is to serve as a major tourist or tourist commercial related
area.
Carlsbad Boulevard is a special treatment area within Subarea 5. That special
treatment area calls for significant street landscaping and open space amenities
along Carlsbad Boulevard. The project will achieve these goals with the
following actions. First, the existing exposed trash container will be removed
from the site and put in a screened location near the motel. Second, the
existing driveway cut on Carlsbad Boulevard at the flower stand location will
be vacated by the applicant and the City will landscape the old driveway as a
part of the Carlsbad Boulevard streetscape program. Third, the present three-
car asphalt parking lot in the small corner between the restaurant and 7-Eleven
parking lot will be enhanced to provide a pedestrian area and outside patio for
the restaurant. Closure of the driveway entrance on Carlsbad Boulevard will
enhance circulation and correct an undesirable condition.
There is a bus stop located on Carlsbad Boulevard next to the flower stand
location. The project's approximately 4,500 square foot, "mini-plaza" would
enhance this bus stop facility and the streetscape open space program along
Carlsbad Boulevard. This plaza is shown on Exhibit "H". The creation of such
privately developed public spaces is encouraged by Carlsbad's Redevelopment
Program.
To accommodate the new trash bin location some of the motel portion of the site
will need to be reconfigured. This will involve restructuring of stairs to the
second story motel rooms east of the pool and some minor re-striping of the
parking lot as shown on Exhibit "G". These minor changes to the hotel site will
assure that the three parking spaces that would be removed on the flower stand
portion of the site will be replaced on the motel site. As such, the amount of
parking will not be reduced. The total proposed demand for parking under the
City's existing parking standards is 38 spaces. Thirty-two of those are required
for the 27 rooms in the motel, 4 spaces are required for the 11,025 square foot
restaurant, 1.5 spaces are required for the apartment in the rear of the motel,
and .2 spaces are needed for the Flower Stand. This parking calculation does
not include any joint use or common facilities credits. It is likely the site
will have some shared parking use between the motel, restaurant and flower stand.
Since the project maintains parking to the City's standards, corrects an
undesirable circulation condition on Carlsbad Boulevard and provides a use that
is consistent with the City's redevelopment effort; staff recommends approval
of the project.
KELLER FLOWER STAND
MARCH 15, 1989
PAGE 3
IV. ENVIRONMENTAL REVIEW
The Planning Director has determined that this project qualifies for Section
15303C Class 3 exemption for conversion of small structures.
ATTACHMENTS
1. Design Review Board Resolution 138
2. Design Review Board Resolution 139
3. Location Map
4. Background Data Sheet
5. Disclosure Form
6. Notice of Exemption dated February 14, 1989
7. Public Facilities Impact Assessment Form
8. Exhibits "A"-"H" dated February 21, 1989
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February 7, 1989
City of Garlsbad
KELLER FLOWER STAND RP 88-4/CDP 88-11
BACKGROUND DATA SHEET
CASE NO: RP 88-4/CDP 88-11
APPLICANT: KELLER FLOWER STAND
REQUEST AND LOCATION: APPROXIMATELY 50 SQ. FT FLOWER
STAND AT 3126 CARLSBAD BLVD. IN CONJUNCTION WITH AN EXISTING
HOTEL AND RESTAURANT SITE.
LEGAL DESCRIPTION: THE NORTH END PART OF BLOCK 18 OF THE TOWN
OF CARLSBAD ACCORDING TO THE MAP THERE OF #775 FILED IN THE OFFICE
OF THE COUNTY RECORDER OF SAN DIEGO COUNTY. FEBRUARY 15, 1984 TRACT 100.
APN: 203-250-26
Acres .69 Proposed No. of Lots/Units
GENERAL PLAN AND ZONING
Land Use Designation _TS
Density Allowed _NA Density Proposed _NA
Existing Zone _VR Proposed Zone NA
Surrounding Zoning and Land Use:
Zoning Land Use
Site _VR MOTEL/RESTAURANT
North _VR 7-11/SMALL SHOPS
South _VR MOTEL/RESIDENCE
East _R:i3 APARTMENTS
West _VR APARTMENTS
PUBLIC FACILITIES
School District CARLSBAD Water CARLSBAD Sewer CARLSBAD
EDU's NA Public Facilities Fee Agreement, Date
ENVIRONMENTAL IMPACT ASSESSMENT
Negative declaration, issued
E.I.R. Certified, dated
Other, SECTION 15303 CLASS 3 EXEMPTION
APPLICANT: ^/kJL - l\f^lJ At
DISCLOSURE FORM
AGENT:
MEMBERS:
Name (individual, partnership, joint venture, corporation, syndication)
Business Address ChAl'-C'-^J^/-^O 0'\Uf- G-^cOS-
Telephone Number
Name
Business Address
SvJ (\ I- \^iOrh. ^ 3\V(; C/^-^LSi< ri\) ^lv>)
Telephone Number
Name (individual, partner, joint
venture, corporation, syndication)
Home Address
Business Address
Telephone Number
Name
Telephone Number
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.
APPLICANT
BY
Agent, Owner, Partner
^ crry OF CARISBAD ^
GROtmi MANAGEMENT HOGRAM
lOCAL FACILITIES INEACTS ASSESSMEOT PQCM
(To be Submitted with Development .^plication)
FRQJECT IDENTTIY AND IMPACT ASSESSMENT:
FIIE NAME AND NO.: RP 88-4/CDP 89
lOCAL FACimY MANAGEMENT ZO^E: 1 GENERAL PIAN; TS ZOUNG; VR
DEVELOPER'S NAME: TTNA TCFT.TITR AND rg^HYARHAI lAUHAI PATAL
ADDRESS:
FBONE NO.: ASSESSOR'S PARCEL NO. 203-250-26
QUANTITY OF IAND USE/DEVELDIMENT (SQ. FT.,) ; 50
ESTIMATED O0MPIETIC»T DATE: 1989
A. City Adnujiistrative Facilities; Demand in Square Footage = 0.
B. Library; Demand in Square Footage = 0
C. Wastewater Treatment Capacity (Calculate with J. Sewer)
D. Parks; Demand in Acreage = 0
E. Drainage; Demand in CFS = 0
Identify Drainage Basin =
(Identify master plan facilities on site plan)
F. Circulation; Demand in ADIs = 3*
(Identify Trip Distribution on site plan)
G. Fire; Served by Fire Station No. = 1
H. Open Space; Acreage Provided - 4.500
I. Schools; - N/A
(Demands to be determined by staff)
J. Sewer; Demand in EDUs - 0
Identify Sub Basin - NA
(Identify trunk line(s) impacted on site plan)
K. Water; Demand in GPD - MARGINAL
*Based on garden nursery of 60/1,000 sq.ft.
Exhibit "A"
February 21, 1989
RP 88-4/CDP 88-11
Keller Flower Stand
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Exhibit "B"
February 2.1, 1989
RP 88-i»/CDP 88-11
Keller Flower Stand
Exhibit "C"
February 21, 1989
RP 88-4/CDP 88-n
Keller Flower Stand
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February 21,
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Exhibit "G"
February 21,
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Exhibit "H"
February 21, 1989
RP 88-4/CDP. 88-11
Keller Flower Stand