HomeMy WebLinkAboutRP 89-08; Beverly Centre; Redevelopment Permits (RP)I APPIRATION COMPLETE DATE:
JUNE 1. 1990
STAFF REPORT
DATE: OCTOBER 17, 1990
TO: DESIGN REVIEW BOARD
FROM: PLANNING DEPARTMENT
SUBJECT: RP 89-8 - BEVERLY CENTRE - Request for a Major Redevelopment Pennit to allow
construction of a three stoiy, 28,817 square foot mixed-use office and retail building
on the southeast comer of State Street and Laguna Drive.
I. RECOMMENDATION
That the Design Review Board ADOPT Design Review Board Resolution No. 159 recommending
APPROVAL of the Conditional Negative Declaration issued by the Planning Director and ADOPT
Design Review Board Resolution No. 160 recommending Approval of RP 89-8 to the Housing and
Redevelopment Cominission based on the findings and subject to the conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
The applicant is requesting approval of a Major Redevelopment permit to allow the construction
of a three story, grey glass and taupe stucco intemationai style architecture 28,817 square foot
mixed use office and retail building on the southeast comer of State Street and Laguna Drive. The
zoning for the property is V-R (Village Redevelopment) and the General Plan is RMH/O
(Residential Medium High Density/Office). The project is located within Subarea 6 of the Carlsbad
Village Area Redevelopment Plan.
84 parking spaces (51 standard and 33 compact) have been provided in a two level underground
parking structure. Excavation for the structure will require the exportation of approximately 14,700
cubic yards of earth.
The project site is the abandoned Hawthome Equipment Rental Yard. There are mixed use
office/residential one and two story structures to the south along State Street. Across State Street
to the west is a two story "stucco box" office building. To the east is a vacant lot. KKOS radio
station is located across Laguna to the north adjacent to Maxton Brown Park.
III. ANALYSIS
Planning Issues/Redevelopment Issues
1. Does the project conform with the puipose and intent of the Village Design Manual and the
Carlsbad Village Area Redevelopment Plan?
2. Does the project conform to the design standards of the Village Design Manual?
I RP 89-8 - BEVERLY CENT
OCTOBER 17, 1990
PAGE 2
DISCUSSION
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The project site is the abandoned Hawthome Equipment Rentals and Sales Facility at the southeast
comer of State Street and Laguna Drive. Five underground fuel and waste oil tanks have been
removed. The remaining improvement is a collapsing wood and concrete block shack. There is a
block wall and no sidewalk along the Laguna Drive frontage, which presentiy makes for a
hazardous situation due to inadequate sight distance and separation for pedestrian and vehicular
traffic.
The proposed project is a 33 foot, three story grey glass and taupe stucco intemationai style
architecture retail and office building with two levels of underground parking. The parking will
be loaded off of State street as far from the intersection as possible to minimize conflict with
turning movements. The project will improve the Laguna Drive frontage through additional
dedication and construction, thereby correcting the existing deficiency.
The site has hydrocarbon fuel contaminated soil. The removal of and contamination remedial
program for the soil is being performed in accordance with the requirements of the County of San
Diego Department of Health Services and the San Diego Regional Water Quality Control Board.
Besides the fuel contaminated soil the previous use was noted for noise, odor, and traffic hazard
generation. The proposed use will mitigate these impacts due to the retail and office nature of the
businesses projected to occupy the structure. Per the Village Design Manual within Subarea 6 R-3
and R-P uses are allowed as well as C-1 uses when found by the Housing and Redevelopment
Cominission not to be incompatible with the previous uses. First floor retail with office above is
a world wide development type that has existed throughout history. The retail use caters not only
to the neighborhood street traffic but to the office residents as well, and has been proven
historically as well as professionally to be compatible with office development.
28,817 square feet of office/retail development requires 82 parking spaces. This includes a 15%
parking reduction allowed for common parking facilities for two or more uses when the common
facility occupies a site of 5,000 square feet or more (Carlsbad Municipal Code 21.44.050(a)(5)).
The project provides 84 parking spaces (51 standard, 33 compact). 60 percent of the required
spaces have to be standard sized (50 spaces). The project has been conditioned to reflect this
parking ratio and its effect upon allowable uses.
Undergroimd parking as proposed is a benefit to the redevelopment area. Both aesthetically and
economically from a redevelopment standpoint this is the preferred method of vehicle storage. The
project has been conditioned to not charge tenants or their clients for parking so as to minimize
the impact to on-street parking. Underground parking precludes the usual on site integrated
circulation loading zone. The Engineering Department recognizes this constraint and has identified
a specific curbside area along Laguna Drive to meet this need.
The site design and architecture of the building is in keeping with the goals and intent of the
Village Redevelopment Plan. A large landscaped plaza area has been created at the intersection of
State Street and Laguna Drive which serves to substantially increase the feel of public open space
within the project, as well as augments the adjacent common open space (Maxton Brown Park).
The second and third floors step back and exhibit multiple terraces with planters. 30% of the site
RP 89-8 - BEVERLY CENT
OCTOBER 17, 1990
PAGE 3
is landscaped. The plaza and terrace areas have been designed to compliment the building and
provide a contrast essential to the softening of the urban scene. Not only is the plaza accessible
to extemal pedestrian traffic but it has been sited in a maimer which provides interest and variety
to the pedestrian.
One of the strengths of the Carlsbad Village Area Redevelopment Plan is its diversity and this is
reflected in its architecture. Neither the Village Design Manual nor the Redevelopment Plan suggest
the establishment of an architectural theme. The Redevelopment Area exhibits multiple
architectural styles (in certain multiple styles on the same site, such as the Carlsbad Inn and Village
Faire) that have proven over time to be compatible.
The intemationai style architecture of the project is typical of Southem CaHfomia Coastal
communities. It rejects added-on ornament and emphasizes articulation of strucmral members,
horizontal planes, and extensive use of glass (the "type" structure for this style is the Lovell Beach
House (1926) in Newport Beach.) This is a "signature" structure that will announce the presence
of the Village Area with interest, reUef, and desired amenities.
As proposed the project meets or exceeds the development standards of the Village Design Manual
as weU as the purpose and intent of the Carlsbad Village Area Redevelopment Plan. Staff
recommends approval of RP 89-8.
IV. GROWTH MANAGEMENT
Development permits and building permits for this project shall be subject to all fees and conditions
of the City-wide Facilities and Improvements Plan and the Local Facilities Management Plan for
Zone 1.
V. ENVIRONMENTAL REVIEW
The Planning Director has detennined that this project with the implementation of mitigation
measures, wiU not have a significant impact on the environment, and therefore has issued a
Conditional Negative Declaration on August 15, 1990. There were no comments received during
the public review period for this Conditional Negative Declaration.
ATTACHMENTS
1. Design Review Board Resolution No. 159
2. Design Review Board Resolution No. 160
3. Location Map
4. Background Data Sheet
5. Disclosure Form
6. Exhibits "A" - "K", dated August 30, 1990
7. Letter from Dean and Marian Miller, dated September 21, 1990.
September 10, 1990
BH:km
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BUENA VISTA CR
City of Garlsbad
BEVERLY CENTRE RP 89-8
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PASSED, APPROVED, AND ADOPTED at a regular meeting of the Design Review Board of
the City of Carlsbad, Califomia, held on the 3rd day of October, 1990 by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
JOHN MCCOY, Chairman
CARLSBAD DESIGN REVIEW BOARD
ATTEST:
KATHY GRAHAM
HOUSING AND REDEVELOPMENT DIRECTOR
DRB RESO NO. 160 -8-
ITEM 1
APPLICATION COMPLETE DATE:
JUNE 1. 1990 (>t\
DATE:
TO:
FROM:
SUBJECT:
STAFF REPORT
OCTOBER 3, 1990
DESIGN REVIEW BOARD
PLANNING DEPARTMENT
RP 89-8 BEVERLY CENTRE - Request for a Major Redevelopment
Permit to allow constmction of a three story, 28,817 square foot mixed
use office and retail bmlding on the southeast comer of State Street
and Laguna Drive.
This item was scheduled to be heard at your meeting of October 3, 1990. Staff is
requesting that the matter be continued to the meeting of October 17, 1990, for further,
study.
BH/ms