HomeMy WebLinkAboutRP 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