HomeMy WebLinkAboutRP 91-02; PERL FAMILY TRUST; Redevelopment Permits (RP) (5)APPLICATION COMPLETE DATE:
APRIL 19. 1Q91
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
structure 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 structure at 3055 Madison Street. As shown on Exhibit "A" dated
September 4,1991, the property has fotir existing structures; 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. Assimiing 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 iixvoim the change from the previous use to a beauty salon.
in. ANALYSIS
Planning Issues
1. Can all zoning requiiements necessaiy for the use change be satisfied?
RP 91-2 - PERL FAMILY TRUST
SEPTEMBER 4, 1991
PAGE 2
DISCUSSION
An office use existed within the subject structure 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 license 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 all applicable regulations and development
standards. Because the site is deficient in 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 carmot 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 application for a use change or business license
(other than the video store) was submitted, then compliance with applicable building codes
and development standards (parking) would be necessary or the request would be denied.
At this time tkere are no parking districts or redevelopment parking resources for the
applicant to pvticipate in to satisfy the parking requirement. It is anticipated that the
future Redevdopment Master Plan revision will develop and allow implementation of
various parking mechanisms/solutions.
IV. ENVIRONMENTAL REVIEW
As described in Section 15270(a) of the Califomia Environmental Quality 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 cannot 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
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DESIGN REVIEW BOARD RESOLUTION NO. 171
A RESOLUTION OF THE DESIGN REVIEW BOARD OF THE CITY OF
CARLSBAD, CALIFORNL\ DENYING A MINOR REDEVELOPMENT PERMIT
TO ALLOW A BEAUTY SALON RETAIL USE TO BE LOCATED IN AN
EXISTING STRUCTURE ON PROPERTY GENERALLY LOCATED ON THE
WEST SIDE OF MADISON STREET, SOUTH OF CARLSBAD VILLAGE DRIVE
AT 3055 MADISON STREET.
CASENAME: PERL FAMILY TRUST
CASE NO: RP 91-2
WHEREAS, a verified application has been filed with the City of Carlsbad and
referred to the Design Review Board; and
WHEREAS, said verified application constitutes a request as provided by Title 21 of
the Carlsbad Municipal Code; and
WHEREAS, pursuant to the provisions of the Municipal Code, the Design Review
Board did, on the 4th day of September, 1991, hold a duly noticed public hearing to
consider said application on property described as:
Lots 25, 26 and 27 of Block 39, Map No. 1722 as recorded in the County of
San Diego, Califomia. APN: 203-305-12.
WHEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, if any, of all persons desiring to be heard, said Design Review Board considered
all factors relating to RP 91-2.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Design Review Board as
follows:
A) That the foregoing recitations are true and correct.
B) That based on the evidence presented at the public hearing, the Design Review
Board hereby DENIES RP 91-2, based on the following findings:
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Findings:
1.
2.
Since the beauty salon use is for a structure that has not been legally converted
finom a residential stmcture, the previous use had no business license and all
associated development standards cannot be met, the proposed use would be
inconsistent with the goals and objectives of the Village Development Plan and
Village Design Manual to redevelop pioperties in an orderiy and functional manner.
The subject property is within two Subareas (1 and 7). The portion of the property
with the pioposed use change at 3055 Madison Stieet is within Subarea 1. The
beauty salon use would be appropriate at the proposed location, however, the
pioject cannot be supported since this does not involve a replacement of a legal
non-confoiming use and all development standards are not met.
PASSED, APPROVED, AND ADOPTED at a regular meeting of the Design Review
Board of the City of Carlsbad, Califomia, held on the 4th day of September, 1991 by the
following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
CLARENCE SCHLEHUBER, Chairman
DESIGN REVIEW BOARD
ATTEST:
KATHY GRAHAM
HOUSING AND REDEVELOPMENT DIRECTOR
ENM:vd:ih:rvo
DRB RESO NO. 171 -2-
s
JEFFERSON ST.
i
MADISON
ROOSEVELT
ST.
SITE
ST.
V
City If Carislii
PERL FAMILY TRUST RP 91-2
W BACKGROUND DATA SHEET
CASE NO.: RP 91-2
CASE NAME: Peri Familv Trust
APPLICANT: Mort O'Gradv
REQUEST AND LOCATION: Request to allow 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 J/R Apartments
PUBLIC FACILITIES
School District Carisbad Water District Carlsbad Sewer District Carlsbad
Equivalent Dwelling Units (Sewer Capacity) _1
Public 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 public aeencv
per Section 15270fa) of CEOA. ^^'"^
Citv of CarlRKaH
DISCLCSURE ST.\TcMHNT
SwPc CF Cc=~"A,N CWS£3SH(P •'N''E=E3'S CN Au» -==L.CAr:CNS V.t-'C.-
r CF ':-£ c.Tv CCLNC:L cfl ANY A?=C.NTED SCA;;C CCM'V;SS.CS CP CC
"r.e following informaticn must be discicsea:
1 Applicant
List the names and addresses of all persons having a financial interest in the application.
Owner
List the names and addresses of all persons having any ownership interest in the properr/ rvc.-.ec
If any person identified pursuant to (1) or (2) above is a corporation or partnership, list the na-rs
addresses of all individuals owning more than 10% of the shares in the corporation or owning any p^.-.-e-
interest in the partnership.
If any person identifltd pursuant to (1) or (2) above is a non-profit organization or a trust, list the narss :
addresses of any person serving as officer or director of the non-profit organization or as trustee or fcere'.c
of the trust.
FRM00013 8/90
2075 Las Palmas Drive • Carlsbad. California 92009-4859 • (619) 438-1 16
Disclosure Statement
Pace 2
. H r-rrp than ^250 wcr.h of business transacted with any memcer cf Cr/ s:-
Yes No If yes. please indicate perscn(s). • •
(NOTE: Anacti additionai pages as necessary.)
3>A
i^ignature'of 'Owner/S^te
Print or type name ot owner
Signature of appticantycMrte
Print or type name of applicant
FRM00013 8/90