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Home My WebLink AboutRP 91-02; PERL FAMILY TRUST; Redevelopment Permits (RP)APPLICATION COMPLETE DATE: APRIL 19. 1991 STAFF REPORT DATE: SEPTEMBER 4, 1991 TO: DESIGN REVIEW BOARD FROM: PLANNING DEPARTMENT SUBJECT: RP 91-2 - PERL FAMILY TRUST - Request for approval of a Minor Redevelopment Permit to change the use of an existing 880 square foot stmcture to a beauty salon at 3055 Madison Street in the Village Redevelopment (VR) Zone. The General Plan designation is Central Business District. I. RECOMMENDATION That the Design Review Board ADOPT Design Review Board Resolution No. 171, DENYING RP 91-2, based on the findings contained therein. n. PROJECT DESCRIPTION AND BACKGROUND This project involves the stmcture at 3055 Madison Street. As shown on Exhibit "A" dated September 4,1991, the property has four existing stmctures; two 880 square foot buildings (i.e. a video store and an existing office), an apartment building and a 400 square foot garage used for storage. Five parking spaces are located as shown. Assuming a non- residential use at 3055 Madison Street, sixteen parking spaces would be required for the entire lot. The original use of 3055 Madison Street was residential. Over time the use was converted to office and a medical office has occupied the site for approximately 11 years. This request involves the change firom the previous use to a beauty salon. in. ANALYSIS Planning Issues 1. Is the proposed use consistent with the General Plan, the Carlsbad Village Area Redevdopment Plan and \^age Design Manual? RP 91-2 - PERL FAMILYn'RUST SEPTEMBER 4, 1991 PAGE 2 DISCUSSION An office use existed within the subject stmcture which has been recently vacated. The City has no record of the conversion of 3055 Madison Street from residential (the original use) to non-residential use (medical office). If the conversion were legally approved, intemal upgrades to comply with the requirements of a B-2 occupancy, Title 24 and handicap provisions would have been required and no such improvements exist. In addition, a non-residential use would also be non-conforming as far as parking. The City has no record of a business Ucense for any previous use. Because the City has no official record of approval of the office use at 3055 Madison Street this is an illegal non-conforming use. Only a residential use would be allowed without providing additional parking and building upgrades. The proposed beauty salon use would require 3 parking spaces. Overall the lot has insufficient parking since it also contains four 2-bedroom apartment units and two free standing buildings being used for non-residential uses. If the beauty salon use is included, a total of 16 parking spaces would be required but only five spaces exist on the site. If the issue of land use is reviewed in isolation, the proposed retail use (beauty salon) is compatible with existing adjacent land uses and permitted land uses in the Redevelopment Plan and Village Design Manual. To the north of the site is the San Dieguito Bank parking lot, to the south is the video store, the apartment building to the west (rear) of the lot and Madison Street to the east. The proposed use change must satisfy ah apphcable regulations and development standards. Because the site is deficient m parking, staff cannot recommend approval of this proposal. Even if the necessary building upgrades were completed as required for a conversion from a residential to non-residential use, the site cannot accommodate additional parking. The video store on the lot appears to also have been converted from a residential to a non-residential use. If an appUcation for a use change or business Ucense (other than the video store) was submitted, then compUance with appUcable building codes and development standards (parking) would be necessary or the request would be denied. At this time there are no parking districts or redevelopment parking resources for the applicant to participate in to satisfy the parking requirement. It is anticipated that the future Redevelopment Master Plan revision wiU develop and allow implementation of various parking mechanisms/solutions. IV. ENVIRONMENTAL REVIEW As described m Section 15270(a) of the Califomia Environmental QuaUty Act (CEQA), environmental review and CEQA do not apply to projects which a public agency rejects or disapproves. RP 91-2 - PERL FAMILY TRUST SEPTEMBER 4, 1991 PAGE 3 V. SUMMARY Although the proposed land use is acceptable in this location insufficient parking exists to service the use, due to an overall parking deficiency on site. Staff therefore caimot support this application and recommends denial. ATTACHMENTS 1. Design Review Board Resolution No. 171 2. Location Map 3. Backgroimd Data Sheet 4. Disclosure Form 5. Exhibit "A" dated September 4, 1991 ENM:vd:lh May 20, 1991 s JEFFERSON ST. > UJ MADISON ST. o < SITE OC 3 ROOSEVELr ST. V Citjr of Carlskad PERL FAMILY TRUST RP 91-2 BACKGROUND DATA SHEET CASE NO.: RP 91-2 CASE NAME: Peri Familv Tmst APPLICANT: Mort O^Gradv REQUEST AND LOCATION: Request to aUow a retail beauty salon use to be located in an existing 880 square foot stmcture at 3055 Madison Street. LEGAL DESCRIPTION: Lots 25. 26 and 27 of Block 39. Map No. 1722 as recorded in the Countv of San Diego. Califomia. APN: 203-305-12 (Assessor's Parcel Number) Acres .24 Proposed No. of Lots/Units N/A GENERAL PLAN AND ZONING Land Use Designation Central Business District Density Allowed N/A Density Proposed N/A 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 Vacant North VR Bank South VR Video Store East VR Madison Street West VR Apartments PUBLIC FACILITIES School District Carlsbad Water District Carlsbad Sewer District Carlsbad Equivalent DwelUng Units (Sewer Capacity) _1 PubUc Facilities Fee Agreement, dated N/A ENVIRONMENTAL IMPACT ASSESSMENT Negative Declaration, issued Certified Environmental Impact Report, dated Other, CEOA does not applv to a proiect being rejected or disapproved bv a pubUc agencv per Section 15270(a) of CEOA. ^^ "^ 6) CAUFORNIA DEPARTMENT OF FISH AND GAME PO BOX 944209 SACRAMENTO CA 94244-2090 CERTIFICATE OF FEE EXEMPTION De Minimis Impact Finding Project Title/Location (include county): RP 91-2 - Perl Family Tmst 3055 Madison Street City of Carlsbad, Coimty of San Diego Project Description: Request to aUow a beauty salon to be located in an existing stmcture at 3055 Madison Street in the Village Redevelopment Zone. Findings of Exemption (attach as necessaiy): 1. The City of Carlsbad Planning Department has completed an Environmental Initial Study for the above referenced property, including evaluation of the proposed projecfs potential for adverse environmental impacts on fish and wildlife resources. 2. Based on the completed Environmental Initial Study, the City of Carlsbad Planning Department finds that the proposed project will not encroach upon wildlife habitat area, will have no potential adverse individual or cumulative effects on v^dlife resources, and requires no mitigation measures to be incorporated into the proposed project which would affect fish or wildlife. Certification: I hereby certify that the public agency has made the above finding and that the project will not individually or cumulatively have an adverse effect on wildlife resources, as defined in Section 711.2 of the Fish and Game Code. MICHAEL J. HOLZMILLER Title: Planning Director Lead Agency: Citv of Carlsbad EM:vd ^^t^* May 17, 1991 Section 711.4, Fish and Game C^ode DFG:12/90 Citv of Carlsb^H DISCLCSURE STATE.MENT APSLiCANT'S STA*EME\T Zf C:SC;-CSL-Pc CF Cc.=~AlN OWNEPSHIP !N"rE=c5TS CN Au_ APSL.CATlCNS V.i-lC:- A CiSCSETiCNASY ACT;CN CN 'HE =AnT CF THE CTY CCUNOL. Cr! ANY APPCNTED SCAnO, CCMMiSSiCN Cf= ZZK'V. — zl :P!e3se Print) The following information must be disclosed: 1. Applicant List the names and addresses of ail persons having a financial interest in the application. 2. Owner Ust the names and addresses of all persons having any ownership interest in the properr/ mvciv. tf any person identified pursuant to (1) or (2) above is a corporation or partnership, list the naTrs addresses of all individuals owning more than 10% of the shares in the corporation or owning any pa.-^.-e- interest in the partnership. If any person identified pursuant to (1) or (2) above is a non-profit organization or a trust, list the narres addresses of any person serving as officer or director of the non-profit organization or as trustee or ber e'k of the trust. FRM00013 8/90 2075 Las Palnnas Drive • Carlsbad. California 92009-4859 • (619) 438-1 i6 Disclosure Statement Page 2 Have you had more than $250 worth of business transacted with any member of Cr/ sta"-' Ccmmiissions, Ccmmirtees and Council within the past twelve months? Yes No If yes, piease indicate person(s)^ Person is defined aa: 'Any individual, firm, copartnership, jomt venture, association, social club, fraternal organization, corpcraticr. est receiver, syndicate, thn and any other counr/, crty and county, crty municipalrty, distnct or other poirticai luPdivisicn. cr try z:rer comomation acting aa a unrt." (NOTE; Anach additional pages as necessary. (Signature of \Dwner/^^te J-/'7/ Signature of applicant/d^te Print or type name of owner Print or type name of appiicarit ofappiicant FRM00013 8/90 /7)