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Home My WebLink AboutRP 89-05; Arts & Antiques Warehouse; Redevelopment Permits (RP)APfWCATION COMPLETE DATE: NOVEMBER 3. 1989 STAFF REPORT DATE: FEBRUARY 7, 1990 TO: DESIGN REVIEW BOARD Q^^^ FROM: PLANNING DEPARTMENT SUBJECT: RP 89-5 - ARTS AND ANTIOUES WAREHOUSE - Request for approval of a minor redevelopment permit at 2742 State Street to include a use change, facade improvements, demolition of part of existing structure, engineering standards variance, and parking lot and landscape improvements. I. RECOMMENDATION That the Design Review Board ADOPT Design Review Board Resolution No. 151 APPROVING the Negative Declaration issued by the Planning Director and ADOPT Resolution No. 152 APPROVING RP 89-5 based on the findings contained therein. II. PROJECT DESCRIPTION AND BACKGROUND The applicant is requesting approval of a minor redevelopment permit at 2742 State Street in Subarea 6 to allow a use change, facade improvements, demolition of part of existing building, an Engineering Department standards variance, and parking lot and landscape improvements. This is the site of the abandoned Triangle Transfer and Storage Company. The existing architecture is an industrial split face block and corrugated metal design. Proposed store front facade improvements include awnings, 6 inch stucco pop-outs, pre-fab columns, and a canopied architectural treatment over the driveway. Stamped concrete is used in three separate areas of the drive for relief and aesthetic enhancement. A new six foot high wood fence, new planters, new curb, new walls, and a new trash enclosure are also planned in the rear parking area. Total parking lot area is 11,004 square feet of the 30,325 square foot site total. The applicant is proposing 36 parking spaces (21 standard, 15 compact). To accomplish this parking total, 1,895 square feet of the northern most building must be demolished. The proposed uses are mixed in two separate buildings, 1,851 square feet of office, 9,404 square feet of retail, and 3,323 square feet of warehouse. ARTS & ANTIQUES WAREHO^ 'FEBRUARY 7, 1990 PAGE 2 III. ANALYSIS Planninq Issues 1. Does the proposed project conform with the goals of Subarea 6 and the development standards of the Village Design Manual of the V-R Zone? 2. Can the five findings required for an Engineering Department Standards Variance be made? Specifieally: a) That there are extraordinary or unusual circumstances or conditions applicable to the property necessitating a variance of the standards. b) That the granting of such variance will not cause substantial drainage problems. c) That the granting of such variance will not conflict with existing or future traffic and parking demands or pedestrian or bicycle use. d) That the granting of such variance will not be detrimental to the public welfare or injurious to the property or improvements in the vicinity in which the variance is granted. e) That the granting of such variance will not adversely affect the comprehensive General Plan. 3. Is the proposed project consistent with the adopted Local Facilities Management Plan for Zone 1? DISCUSSION The proposed project is located within the western buffer of Subarea 6 of the Village Redevelopment Area. Uses permitted are those allowed by the R-3 and R- P zones, as well as C-1, when found not to be incompatible with the previous uses. Physical review of the surrounding properties on State Street indicate a preponderance of heavy commercial/light industrial uses. The existing character of the total subarea is transitional residential surrounded by a buffer of office/professional uses. The office/retail use proposed meets the intent of that buffer and is compatible with the R-3 and R-P uses. The development standards of the V-R zone defer to the Zoning Ordinance (Chapter 21), with one exception. The allowed standard to compact car parking ratio is 6:4. Parking requirements for the proposed project were determined as follows: Area Requirement Number of Spaces Warehouse 3,323 Office 1,851 Retail 9,404 1,000 = 3.32 300 = 6.17 300 = 31.35 41 (40.84) ARTS & ANTIQUES WAREHO^ 'FEBRUARY 7, 1990 PAGE 3 The Municipal Code (21.44.050(a)(5)) allows a 15% parking requirement reduction when common parking facilities of 5,000 square feet or greater serve two or more buildings or uses and the findings for a Conditional Use Permit can be made. A Conditional Use Permit shall be granted if the following facts are found to exist: 1. That the requested use is necessary or desirable for the development of the community, is essentially in harmony with the various elements and objectives of the General Plan, and is not detrimental to existing uses or to uses specifically permitted in the zone in which the proposed use is to be located. 2. That the site for the intended use is adequate in size and shape to accommodate the use. 3. That all of the yards, setbacks, walls, fences, landscaping and other features necessary to adjust the requested use to existing or permitted future uses in the neighborhood will be provided and maintained. 4. That the street system serving the proposed use is adequate to properly handle all traffic generated by the proposed use. The requested use of an arts and antique warehouse is in harmony with the existing commercial and light industrial uses along State Street. The existing, abandoned, dilapidated warehouse is a depressing and blighting influence on the redevelopment area. The applicant is demolishing 1,895 square feet of the structure to accommodate the use and its required parking. The parking area will be landscaped and fenced, and facade improvements will be provided and maintained. There is no adverse impact projected from the daily trips generated by this project upon the street system serving the use as they are within the design standards for the system and meet the performance standard for the Growth Management Program. The findings for a 15% parking requirement reduction having been made, the parking required for this project is 35 spaces. 21 (60%) of those spaces are required to be standard spaces. The applicant is providing 36 spaces, 21 of which are standard spaces. The applicant is requesting an Engineering Department standards variance. More specifically, a 407E (42 foot) radius truck access and circulation is required for the loading zone and trash enclosure. Also, a loading zone is required to be accessible at all times. The nature of the applicant's proposed use is such that purchases are generally transported via private vehicle (auto or pick-up truck). These would not require a specific loading zone as the parking lot stores these vehicles. The applicant occasionally might be requested to make a delivery of a larger piece or receive a shipment of goods requiring larger vehicles. The applicant is amenable to being conditioned to "off-hour" delivery/receiving only. Coast Waste Management has indicated they can service this site with vehicles having the same turning radius as standard sized autos/pick-ups. (^E ARTS & ANTIQUES WAREHOUSE FEBRUARY 7, 1990 PAGE 4 The project has been conditioned to designate the loading zone area as "employee parking", as well as, provide delivery for purchases that exceed the load bearing capabilities of a standard pick-up truck. For these reasons, the Design Review Board is able to make the findings required for an Engineering Standards Variance and staff recommends approval of RP 89-5. GROWTH MANAGEMENT The subject property is located within Local Facilities Management Plan Zone 1. the impacts on public facilities created by the proposed project and compliance with the adopted performance standards are summarized below: IV. Facilitv Impacts Comoliance with City Administrative N/A YES Library N/A YES Wastewater See Sewer YES Parks N/A YES Drainage N/A YES Circulation 430 ADT YES Fire Station 1 YES Schools N/A YES Sewer Collection 6.91 EDU YES Water Distribution 1,520 GPD YES Open Space N/A YES ENVIRONMENTAL REVIEW The Planning Director has determined significant effect on the environment. January 17, 1990. ATTACHMENTS that the project could not have a A Negative Declaration was issued on 1. Design Review Board Resolution Nos. 151 and 152 2. Location Map 3. Disclosure Form 4. Background Data Sheet 5. Local Facilities Impacts Assessment Form BH:af December 6, 1989 Citv of Carlsbad Planning Pepartment NEGATIVE DECLARATION PROJECT ADDRESS/LOCATION: 2742 State Street, Carlsbad, CA PROJECT DESCRIPTION: Use change, facade improvements, demolition of 1895 square foot of building. Engineering Department standards variance, and parking lot and landscape improvments. 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 17, 1990 CASE NO: RP 89-5 APPLICANT: Arts & Antiques Warehouse PUBLISH DATE: January 17, 1990 MICHAEL J. H0L7MILW Planning Director BH:lh 2075 Las Palmas Drive • Carlsbad, California 92009-4859 • (619) 438-1161