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Home My WebLink AboutRP 89-02; Elm Avenue Commercial; Redevelopment Permits (RP)APP4^ATI0N COMPLETE DATE: Auqust 16, 1989 STAFF REPQRT DATE: September 6, 19S9 TO: DESIGN REVIEW BOARD FROM: PLANNING DEPARTMENT SUBJECT: RP 89-2/CDP 89-1 ELM AVENUE COMMERCIAL - Request for a Minor Redevelopment Permit to renovate two existing general office buildings located at 52Jthru 531 Elm Avenue. The project is within the Coastal Zone and Subarea 1 of the Village Redevelopment Area. I. RECOMMENDATION That the Design Review ADOPT Resolution No. 143 APPROVING CDP 89-1 and Resolution No. 144 APPROVING RP 89-2. II. PROJECT DESCRIPTION AND BACKGROUND The applicant is requesting approval of designs for facade improvements to existing general office buildings. The proposed improvements include: 1) signage program, 2) residing of the front and rear elevations, 3) landscaping, and 4) a trash enclosure. The improvements are shown on Exhibit "A". The residing consists of off-white stucco and antique brick, along with cedar tongue and groove siding. III. ANALYSIS Planninq Issues 1. Is the project consistent with Carlsbad's Redevelopment Program? Specifically, the Village Redevelopment Plan and Village Design Manual? 2. Is the project compatible with enhancement to the City's streetscape program? 3. Is the project consistent with the Village Redevelopment Local Coastal Program? DISCUSSION Both the existing and proposed elevations are shown on Exhibit "8".. As shown, the proposed renovations would be a significant enhancement to the existing structure. The enhancements would retain the pedestrian charm of the original structure, yet update the building consistent with the City's streetscape program. The City's streetscape improvements are shown on the plot plan on Exhibit "A". RP 89-2/CDP 89-1 ELM A^UE COMMERCIAL SEPTEMBER 6, 1989 PAGE 2 The project was designed to work in harmony with the City's streetscape program. Staff feels this is a positive design approach. In coordinating these facade improvements, the applicant has also coordinated signage on the site. The signage for both the Elm Avenue elevations and the alley elevations are shown on Exhibit "B". The proposed signage meets the square footage requirements of the City's signage standards. One of the primary goals of the Village Redevelopment area is to provide enhancement of existing structures, while still maintaining their historical context and strong pedestrian orientation. Staff feels the proposed project does that while also attractively coordinating signage on the site. The project is within the Coastal Zone. Carlsbad's Village Redevelopment Local Coastal Plan requires that no innovative means to meet the City's parking requirements can be done without a Local Coastal Program Amendment. It is acknowledged that parking in the rear of the building off of the alley does not meet current City standards. However, this is an existing condition which will be slightly improved by the proposed parking lot improvements and no increase in parking demand will be created by the proposed enhancements. When a project 1) does not increase parking demand, 2) enhances the site consistent with Carlsbad's Redevelopment effort and 3) is approvable under the nonconforming building and uses chapter of the zoning ordinance improvements, a project that does not meet current parking standards can be allowed. Staff has verified this with Coastal staff. As such staff recommends approval. IV. ENVIRONMENTAL REVIEW On August 1, 1989, 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. 143 2. Design Review Board Resolution No. 144 3. Location Map 4. Background Data Sheet 5. Disclosure Form 6. Notice of Exemption, dated August 1, 1989 7. Local Facilities Impact Assessment Form 8. Exhibit "A" and "B", dated September 6, 1989 LBS:lh July 7, 1989 VICINITY MAP I itv of Carlsbad RP 89-2 Elm Ave. Commercial CDP 89-1 CASE NO: APPLICANT: BACKGROUND DATA SHEET RP 89-2/CDP 89-1 ELM AVENUE COMMERCIAL PARTNERSHIP REQUEST AND LOCATION: Upgrading an existina general office building including a sign program at 525 to 531 Elm Avenue. LEGAL DESCRIPTION: Lot No. 11 being a portion of Carlsbad's lands and of Tract number 106 as per map 1710 filed and recorded in the office of the San Diego Countv Recorder State of California on December 9. 1919. APN: 203-297-02 Acres 7.000 SF Proposed No. of Lots/Units N/A GENERAL PLAN AND ZONING Land Use Designation CDE 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 Office North VR Retail South VR Multi-family East VR Retail West VR Retail PUBLIC FACILITIES School District Carlsbad Water Carlsbad Sewer Carlsbad EDU's N/A Public Facilities Fee Agreement, Date ENVIRONMENTAL IMPACT ASSESSMENT Negative declaration, issued E.I.R. Certified, dated Other, Section 15050 (Class 3 Exemption) dated, August 1. 1989 DISCLOSURE FORM APPLICANT AGENT: MEMBERS "ELM AVENUE COMMERCIAL", A Tenancy-In-Conimon Partnership Name (individual, partnership, joint venture, corporation, syndication) Post Office Box 206, Solana Beach, CA 92075 Business Address (619)755-8777 Telephone Number Harry L. Guzelimian Name Post Office Box 206, Solana Beach, CA 92075 Business Address (619)755-8777 Telephone Number (See attached "Owners' List) 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, I/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 Councii 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. "ELM AVENUE COMMERCIAL" APPLICANT BY Agent, Owner, Partner Harry L. Guzelimian (Part Owner) "OWNERS' LIST" VI Each of the Tenants-In-Common hereby constitutes and appoints HARRY L. GUZELIMIAN as his/her true ^nd lawful attorney and empowers same to act for and in the place, name and stead of him/her in giving same exclusive control and management of- the entire Joint Venture in order that it may be operated and managed in an efficient manner. VII Each of the Tenants-In-Common shall have an undivided interest in the ownership of the "ELM AVENUE COMMERCIAL" Joint Venture. The name, address ari*d ownership partici- pation are as follows: ZAVEN N. and ANAIIID H. .BALIAN 15% 38 Crestone Rd., Albany, N. Y. 12205 GEORGE and ARPI BANERIAlvI 15% 4925 Colina Dr., La^^Mesa, iCalif. 92041 HRIAR S. CABAYAN 15% 147 Metairie Pl., San Ramon, Calif. 94583 NADYA Z. GUZELIMIAN (6.5%), HARRY L. & ALICE Z. GUZELIMIAN(3.5%)10% 1046 Santa Florencia, Solana Beach, Calif. 92075 ADRIENNE MANDOSSIAN 15% 4162 Tenth Ave., San Diego, Calif. 92103 ROSE B. VAN DYKE 15% 27932 Paseo Tortuga, San Juan Capistrano, Calif. 92675 LOUIS and FRANCES BRUSCH 5% 4936 W. 63rd St., Los Angeles, Calif. 90056 GREGORY J. VAN DYKE 5% 27932 Paseo Tortuga, San Juan Capistrano, Calif. 92675 ROSEMARY VONDERSCHER 5% 266 So. Lime St., Orange, Calif. 92668 100%