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Home My WebLink AboutRP 91-01; Kafana Coffee House; Redevelopment Permits (RP)[cft( APPLIOWON COMPLETE DATE: Mav 7. 1991 STAFF REPORT DATE: JULY 3, 1991 TO: DESIGN REVIEW BOARD FROM: PLANNING DEPARTMENT SUBJECT: RP 91-1/CDP 91-1 - KA'FANA - Request for the conversion of an existing 800 square foot commercial office into a gourmet coffee house with indoor seating at 3076 Carlsbad Boulevard in Sub Area 5 of the Village Redevelopment Area. I. RECOMMENDATION That the Design Review Board ADOPT Design Review Board Resolution No.'s 170 and 172, APPROVING RP 91-1/CDP 91-1, based on the findings and subject to the conditions contained therein. II. PRQJECT DESCRIPTION AND BACKGROUND The applicant is requesting a minor Redevelopment Permit to allow the conversion of an existing one-story, 800 square foot commercial office building into a gourmet coffee house with indoor seating. As shown on Exhibit "B", dated June 19,1991, the site is a triangular parcel bounded by Carlsbad Boulevard, Lincoln Street, and Oak Avenue, just south of Carlsbad Village Drive (formerly Elm Avenue). As part of the Carlsbad Boulevard street improvement program, Lincoln street will be improved to provide eight diagonal parking spaces on the project site, as shown on Exhibit "B", dated June 19, 1991. Once the street improvements are completed, the applicant will install some landscaping on the southeast comer of Oak Avenue and Lincoln Street. A landscape plan showing this landscaping shall be reviewed and approved by the Planning Director. The remainder of the parcel is landscaped with a variety of trees and groundcovers. The application is a minor Redevelopment Permit because it involves a change of use in an existing building and improvements of less than $50,000.00 in value. The proposed project is located within Sub Area 5 of the Village Redevelopment Area and, as such, is designated for tourist-serving commercial uses. The site itself is located along a heavily traveled pedestrian corridor that includes walk-up commercial services such as a flower stand and a taco shop. The proposed coffee house intends to supply gourmet coffee and some pre-prepared pastries to both take-out and seated customers, as well as selling coffee beans and related merchandise. The project involves both restaurant and retail uses commingling in the same establishment. I^i RP 91-1/CDP 91-1 - KA' JULY 3, 1991 PAGE 2 IIL ANALYSIS 1. Is the proposed development in conformance with the goals and objectives of the Carlsbad Village Area Redevelopment Plan and the development standards and design criteria of the Village Design Manual? 2. Is the proposed project consistent with the goals and objectives of the various elements of the General Plan? 3. Does the proposed development comply with all appUcable zoning ordinances as contained in the Carlsbad Municipal Code? 4. Is the proposed conversion consistent with the goals and objectives of the ViUage Redevelopment Area segment of Carlsbad's Local Coastal Program? DISCUSSION 1. Village Area Redevelopment Plan/Village Design Manual Conformance The goals and objectives of the Village Area Redevelopment Plan state that development should be guided to preserve aesthetic quality and visual amenities, such as landscaped courtyards. They also state that the revitalization should create a pleasant and attractive environment for living and shopping. The building on the project site has been vacant for some time and was previously occupied by a real estate agency. The proposed gourmet coffee house will not require building expansion and the existing surroimding landscaping and porch area will maintain their existing character. The proposed use is highly oriented to pedestrian shoppers, through both take-out and seated services, and fits the market traffic in that area of the viUage more appropriately than the previous office use. This use revitalization serves to create a pleasant shopping envirormient, while maintaining the existing visual quality of the site, and is therefore consistent with the goals and objectives of the Village Area Redevelopment Plan. The Village Design Manual calls for all uses within Sub Area 5 to be tourist-serving commercial. As the proposed estabUshment provides a service oriented towards pedestrian traffic in a village atmosphere, as well as providing some retail services, the project is consistent with the permitted land use as defined in the Village Design Manual. All required parking is being provided and, since the building is not being altered, there will be no change to the existing landscaping and architectural features that are consistent with the design criteria and development standards of the Design Manual. Considering the project's enhancement of the pedestrian commerce of the area, suitabUity of use, and provision of required parking and landscaping, the proposal can be found to conform to both the Village Area Redevelopment Plan and the Village Design Manual. RP 91-1/CDP 91-1 - KA' JULY 3, 1991 PAGE 3 2. General Plan Consistency The Land Use Element of the General Plan states that commercial projects within the downtown area should provide unique and attractive type shops with a strong pedestrian orientation. It also calls for a variety of commercial activity in the downtown area, especially close to the beach, to foster the community concept. There are no shops similar to the proposed use in the downtown area. The location, product, and services available with the project promote pedestrian patronage. By providing a use that accoimnodates both indoor seating and take-out business from a pedestrian orientation, the community concept is perpetuated. The Circulation Element states that safe, adequate, and attractively landscaped off-street parking facilities should be provided with all new development. The proposed eight-space parking area provides adequate surface parking, and the conversion of Lincoln Street to a one-way, northbound circulation provides the necessary safety for backing out of the parking area. The public improvements along the project frontage of Oak Avenue and Lincoln Street have been paid for by the property owner and shall be constmcted by the City per City Contract No. 3346, Ocean Street Sculpture Park per Drawing No. 291-2B. The existing landscaping is thriving and adequate to soften the building. The proposed redevelopment is therefore consistent with the various elements of the General Plan. 3. Compliance with Zoning Ordinance The proposed project meets all applicable zoning requirements and no variances or exceptions are necessary. A total of eight parking spaces are required based upon a restaurant use occupying the building and these spaces are being provided in larger dimensions than required by code. Although no setback requirements are in place due to the commercial zoning, the building has side yards of 10 to 20 feet in width and an 18 foot front yard setback. Since no building expansion is taking place, no outdoor seating is proposed, and all required parking is being provided, the proposal is in compliance with the Zoning Ordinance. 4. Local Coastal Program Consistency The project site lies within the area covered by the Village Redevelopment Area segment of the Carlsbad Local Coastal Program. The importance of providing new visitor-serving commercial uses in the beach area is stressed in the Land Use Plan. The implementing ordinance for this LCP segment is the ViUage Design Manual and, as such, consistency with this document indicates consistency with the Local Coastal Plan. IV. ENVIRONMENTAL REVIEW Since the project is a minor conversion of the use within an existing buUding and involves no expansion or alteration of the exterior of the stmcture, the Plaiming Director has detennined that the project is exempt from environmental review as stated is Section 15303 of the Califomia Environmental Quality Act and has, therefore, issued a Notice of Exemption on May 15, 1991. RP 91-1/CDP 91-1 - KA'^A JULY 3, 1991 PAGE 4 SUMMARY As shown above, the proposal is in conformance with the ViUage Design Manual, the VUlage Area Redevelopment Plan, and the Local Coastal Program, and is compatible with the surrounding uses. Based upon this conformance, staff recommends that the Design Review Board approve RP 91-1/CDP 91-1. ATTACHMENTS 1. Design Review Board Resolution No. 170 2. Design Review Board Resolution No. 172 3. Location Map 4. Background Data Sheet 5. Local Facilities Impact Assessment Form 6. Disclosure Statement 7. Local Facilities Impacts Assessment Form 8. Exhibits "A" - "E", dated June 19, 1991. MG:vd:rvo:lh May 17, 1991 Gity of Carlsbad KA'FANA RP 91-1/CDP 91-1 BACKGROUND DATA SHEET CASE NO.: RP 91-1/CDP 91-1 CASE NAME: KA'FANA APPLICANT: JAMES GILLESPIE REQUEST AND LOCATION: Conversion of an existing 800 square foot buUding from Commercial Office use to a Gourmet Coffee Shop at 3076 Carlsbad Boulevard. LEGAL DESCRIPTION: Portion of Block 15 of Carlsbad Lands. Map 1661. recorded Febmarv 27. 1915. in the Countv of San Diego. APN: 203-261-01 Acres 0.07 Proposed No. of Lots/Units _1 (Assessor's Parcel Number) GENERAL PLAN AND ZONING Land Use Designation CBD Density Allowed N/A Density Proposed VR Existing Zone VR Proposed Zone VR Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning Requirements) ZONING LAND USE Site VR Office North VR Commercial South VR Commercial East VR Residential West VR Commercial/Residential PUBLIC FACILITIES School District CARLSBAD Water District CARLSBAD Sewer District CARLSBAD Equivalent Dwelling Units (Sewer Capacity) 5.67 PubUc Facilities Fee Agreement, dated May 17. 1991 ENVIRONMENTAL IMPACT ASSESSMENT Negative Declaration, issued Certified Environmental Impact Report, dated Other, NOTICE OF EXEMPTION. DATED MAY 15. 1991 MG:vd ' ' —