HomeMy WebLinkAboutRP 88-05; Halverson Family Trust; Redevelopment Permits (RP)APPLICATION COMPLETE DATE:
NOVEMBER 7. 1988
STAFF REPORT
DATE: DECEMBER 21, 1988
TO: DESIGN REVIEW BOARD
FROM: PLANNING DEPARTMENT
SUBJECT: RP 88-5/CDP 88-5 HALVERSON FAMILY TRUST - Request for a Minor
Redevelopment and Coastal Development Permit to renovate an existing
residential structure and detached garage at 3050 Madison Street
for use as an office. The Project is in Subarea 1 of the Village
Redevelopment Area.
I. RECOMMENDATION
That the Design Review Board ADOPT Resolution Nos. 128 and 129 DENYING RP 88-5
and CDP 88-5.
II. PROJECT DESCRIPTION
The applicant is requesting a Minor Redevelopment and Coastal Development Permit
to convert and renovate an existing 1181 square foot residential structure and
associated 440 square foot garage, and to use the structure as a general office
building. As shown on the location map, the site is located at 3050 Madison
Street. The site is surrounded by Kentucky Fried Chicken to the north. Southwest
Bank and Family Institute to the west, Montessori World to the south, and medical
offices to the east.
III. ANALYSIS
Issue:
1. Is the project consistent with Carlsbad's Redevelopment Program?
Specifically, the Village Area Redevelopment Plan, Village Design Manual,
and Village Redevelopment Segment of the Local Coastal Program?
As shown on Exhibits "A" and "B", the applicant proposes some improvements to
the existing structure and site. Changes of use and renovations of appropriate
sites and structures are encouraged by the Redevelopment Plan when consistent
with the design direction of the Village Design Manual.
The proposed change in use from a rental residence to a general office building
is consistent with the land use goals of the Village Area Redevelopment Plan and
Subarea 1 of the Village Design Manual. However, the quality of the improvements
to accommodate the change in the use do not appear to fully achieve the intent
or quality standards of the City's Village Redevelopment effort.
RP 88-5/CDP 88-5 ^
HALVERSON FAMILY TRUST
DECEMBER 21, 1988
PAGE 2
For example, the overall goal of the Redevelopment Group "is to create
development forms which preserve and enhance the existing character of the
Village Area and surrounding Community". Although the proposed project preserves
the existing character of the site, the proposed improvements do little to
enhance the site or contribute to a more positive village atmosphere. This is
of particular concern given the proposed change in use and intensity of the site
from residential to general office.
Subarea 1 is the focal point of the Village as outlined in the Village Design
Manual. The design goals of this Subarea stress pedestrian orientation and
"high open space amenities". The project does not significantly enhance the
existing pedestrian orientation of this site nor elevate the site's open space
to a high amenity level. No architectural improvements are proposed to
significantly further these design goals. Staff has attempted to work with the
applicant to provide such a design, however the applicant has indicated economic
hardship.
The proposed project is on the border of two special treatment areas - The
Village Center and Elm Avenue Areas - within Subarea 1. As shown on Exhibits
"A" and "B", the proposed project does little to enhance this proximity to these
special areas.
The only applicable requirement of Carlsbad's Local Coastal Program for the
Village Redevelopment Segment is that parking be provided according to City
Standards. The project provides 4 full size parking spaces. These spaces meet
the City's minimum standards for general office use.
However since the Coastal Development Permit for the project is dependent on the
Minor Redevelopment Permit for this site, staff also recommends denial of the
Coastal Development Permit.
IV. ENVIRONMENTAL REVIEW
The Planning Director has determined that this project qualifies for a Section
15303 Class 3 exemption for conversion of small structures.
ATTACHMENTS
1. Design Review Board Resolution No. 128
2. Design Review Board Resolution No. 129
3. Location Map
4. Background Data Sheet
5. Disclosure Form
6. Notice of Exemption, dated November 28, 1988
7. Letter from applicant, dated December 12, 1988
8. Exhibits "A" and "B", dated December 2, 1988
November 23, 1988
LBS:kd
City of Carlsbad
HALVERSON FAMILY TRUST RP 88-5/CDP 88-5
BACK5R0UND DATA SHEET
CASE NO: RP 88-5/CDP 88-5
APPUCMJT: HALVERSC^ FAMILY TRUST
REQUEST AND lOCATICXT: A renovation and chancfe in use from residential to
qeneral office for a 1,181 sq. ft. structure and 440 sq. ft. garage.
LEGAL DESCRIPTia^; Lot 9 and 10 in Block 48 of Carlsbad, Map No. 535 and 775
filed in the Office of the County Recorder of San Diego. 203-351-03
Acres N/A Prc^xDsed No. of Lots/Units N/A
CTMERAL PIAN AND ZCMING
Land Use Designation RMH/O
Density Allcwed 11.5 du/nac GMCP Densitiy Prc^XDsed 11.81 sq. ft. general
office
Existing Zone VR Prc^x)sed Zone N/A
Surrounding Zoning and Land Use:
Zoning Land Use
Site VR Residence
North VR Restaurant
South VR Montessori School
East _JJR Medical Offices
West _VR Offices
PUBUC FACIUTIES
School District Carlsbad Water Carlsbad Sewer Carlsbad
EDU's N/A Public Facilities Fee Agreement, Date July 28, 1988
ENVIRCM1ENTAL IMPACT ASSESSMENT
Negative Declaration, issued
E.I.R. Certified, dated
Other, Section 15303 Class 3 Exemption 11/28/88
DISCLOSURE FORM
APPLICANT
AGENT:
Halverson Paqiily vTrust
Name (individual, partnership, joint venture, corporation, syndication^
P;0. Box 19-2 >hD^l Mar, CA 92 014 ]
Business Address ~~ ~~
792-0:377
Telephone Number
Scott Schwartz
Name
2919 Ivy Street #2 San Diego, CA 92104
Business Address
696-0230
Telephone Number
MEMBERS: ttAaVlKl i~tAuri^^OKi
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.
APPLICANT
BY ^^^^ ^^^^ Agent, <Qwnerf)Partner