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Home My WebLink AboutRP 91-04; Arco AM/PM Gas Station & Minimart; Redevelopment Permits (RP)APPU ^ OCTObW22. 1991 STAFF REPORT /ii^ DATE: APRIL 1, 1992 TO: DESIGN REVIEW BOARD FROM: PLANNING DEPARTMENT SUBJECT: RP 91^ - ARCO AM/PM GAS STATION AND MINI-MART - Request for a Major Redevelopment Permit to allow the demoUtion of the existing gas station and the construction of a new gas station and mini-mart located at the northeast comer of Carlsbad ViUage Drive and Harding Street in the ViUage Redevelopment Zone/Sub-area 1. I. RECOMMENDATION That the Design Review Board ADOPT Design Review Board Resolution No. 179 reconunending APPROVAL of the Negative Declaration issued by the Planning Director and Design Review Board Resolution No. 180 reconunending APPROVAL of RP 91-4 to the Housing and Redevelopment Conunission based on the fmdings and subject to the conditions contained therein. n. PROJECT DESCRIPTION AND BACKGROUND The appUcant is requesting approval of a Major Redevelopment Permit to replace the Gasco Service Station located at the northeast comer of Harding Street and Carlsbad ViUage Drive with an ARCO AM/PM Gas Station and Mini-mart. The proposed development consists of a 2,046 square foot structure and a 1,568 square foot canopy which cover the footprint of the existing stmctures. The proposed biulding is approximately 200 square feet larger than the existing stmcture and extends to the rear (northem) property Une. The four existing gas piunps and canopy cover wiU be replaced with new multiple dispenser pimips necessitating a new wider canopy. The proposed stmcture is designed with a standing seam metal roof which includes interesting directional variation, stucco finish with painted reveals, paned windows, blue tUe planters which break up the front building plane and a metal canopy which matches the buUding's roof. Seven parking spaces to serve the mini-mart are proposed along the east and west sides of the stmcture thereby avoiding the need for pedestrians to cross the site in front of cars circulating through the gasoline pump aisles. The .32 acre site is currently almost entirely covered with asphalt and has three driveways providing ingress/egress to the site; two driveways are located along Carlsbad ViUage Drive and one along Harding Street. The site contains a fourth access point from the aUey adjacent to the east of the parcel; however, it is not currently used to provide direct access to the site from Carlsbad ViUage Drive. 0 RP 91-4 - ARCO AM/PN STATION AND MINI-MART APRIL 1, 1992 PAGE 2 The proposed development wiU utiUze the alley access and the existing westerly driveway to provide ingress/egress from Carlsbad ViUage Drive (the easterly driveway will be eUminated), and wiU move the Harding Street driveway 8* farther north away from the intersection. The appUcant wiU also dedicate an additional 6* of right-of-way along Carlsbad VUlage Drive required for Phase V of the City's Streetscape Program. in. ANALYSIS Planning Issues 1. Does the project comply with the CBD General Plan Designation and ViUage Redevelopment/Sub-area 1 Zone? 2. Is the project consistent with the goals of Sub-area 1 and does the project comply with the development and design guidelines specified in the ViUage Design Manual? 3. Is the project consistent with the Zone 1 Local FaciUties Management Plan? 4. WiU the project contribute to the economic revitaUzation of the Redevelopment Area? DISCUSSION General Plan/Zoning The proposed commercial development is consistent with the CBD General Plan designation and ViUage Redevelopment/Sub-area 1 Zoning since it is intended that a strong conunercial center be developed along the Carlsbad ViUage Drive (Elm Avenue) corridor. VUlage Redevelopment Development and Design Standards The primary goal of Sub-area 1 is to provide uses which are consistent with a central business district such as conunercial and office uses. Development should improve general circulation and utiUze a high degree of landscaping along Carlsbad Village Drive and other street front setbacks. The proposed site design wiU improve general circulation due to the foUowing: 1) The existing easterly Carlsbad Village Drive driveway wiU be eliminated thereby reducing the number of driveways on this arterial; 2) The aUey access wiU be widened to aUow tanker tmcks to enter the site and fiU imdergroimd storage tanks without blocking circulation through the site; RP 91-4 - ARCO AM/l APRIL 1, 1992 PAGE 3 0S STATION AND MINI-MART 3) The required 6* of additional right-of-way dedication wiU enable the Carlsbad VUlage Drive Streetscape project including the center median which wiU restrict left tirnis from driveways onto this arterial; 4) The Harding Street driveway wiU be moved 8' north of its existing location, away from the intersection, to provide safer ingress and egress. The proposed project wiU provide a high degree of landscaping since 20% of the site wiU be landscaped including a 27* X 15' planter at the comer of Carlsbad ViUage Drive and Harding Street and an 86* long planter between the sidewalk and proposed canopy along Carlsbad ViUage Drive. AdditionaUy, parking areas wiU be partiaUy screened by 16.5* wide moimded landscaped areas on each side of the stmcture between the rear property line and proposed parking and by 3*- 5* wide planters located along the side property Unes. The proposed distribution of landscaping wiU reduce the impact of hardscape coverage on the remainder of the site. The project compUes with the foUowing development guidelines specified in the VUlage Design Manual: 1 DEVELOPMENT STANDARD REQUIRED/MAX. PROVIDED Lot Coverage 80% 80% BuUding Coverage 80% 27.4% BuUding Height 35* Max. 18*8" Landscape Coverage 20% 20% Parking 7 spaces 7 spaces LOCJ\L FACILITIES MANAGEMENT ZONE The proposed project is located within Local FaciUties Management Zone 1. The impacts on public facilities created by the proposed project and compUance with the adopted performance standards are simunarized below: RP 91-4 - ARCO AM/PN A\S STATION AND MINI-MART APRIL 1, 1992 ^ PAGE 4 1 FAdLITY IMPACTS COMPLIANCE WTTH STANDARD City Administration FaciUty N/A Yes 1 Library N/A Yes 1 Wastewater Treatment Capacity N/A Yes 1 Parks N/A Yes 1 Drainage 1 Yes 1 Circulation 2,200 ADTs Yes 1 Station #1 Yes Schools N/A Yes Sewer CoUection System 3.0 EDLTs Yes Water Distribution System 660 GPD Yes Open Space 20% Yes ECONOMIC IMPACT The positive economic impact of the proposed ARCO project is significant for the City and the Redevelopment Agency. The City General Fund woiild receive approximately $4,200 aimuaUy and the Redevelopment Agency would receive approximately $6,520 in annual revenue. The Redevelopment Agency revenues are based on one percent of the increase in total assessed value of property (land plus improvements) in the form of tax increment revenues from any project located within the Village Redevelopment Area. The proposed ARCO redevelopment project would increase the assessed value by approximately $500,000 and would result in a total assessed value of approximately $652,037. Therefore, the annual tax increment revenues that could be realized by the Redevelopment Agency would be approximately $6.520 annuallv. The City receives one percent of the annual sales generated from taxable sales from local businesses. This project is anticipated to generate sales of about $420,000 and would result in new sales tax revenues of approximately $4.200 annuallv for the General Fund. In addition, the proposed ARCO project would result in the creation of approximately fifteen jobs within the VUlage Redevelopment Area. Therefore, the Redevelopment Agency RP 91-4 - ARCO AM/PM GAS STATION AND MINI-MART APRIL 1, 1992 ^ PAGE 6 5l supports RP 91-4 based on the significant potential for positive economic enhancement and the employment benefits diat this proposed project would generate. IV. ENVIRONMENTAL REVIEW The site has been previously distinrbed with the development of an existing gas station and is devoid of any significant natural biological or ciUtural resources. The proposed use is compatible with surrounding uses, and is consistent with the General Plan and zoning. Based on a field survey by staff and findings of the initial study, the Planning Director has determined that no significant enviromnental impacts wiU restilt from this project and a Negative Declaration was issued by the Planning Director on January 9, 1992. SUMMARY The proposed conunercial project is consistent with the imderlying CBD General Plan designation, as weU as the goals, development and design standards specified in the VUlage Design Manual for the Redevelopment Zone/Sub-area 1. Staff therefore recommends approval of RP 91-4 as conditioned. ATTACHMENTS 1. Design Review Board Resolution No. 179 2. Design Review Board Resolution No. 180 3. Location Map 4. Background Data Sheet 5. Disclosure Form 6. Exhibits "A" - "C dated April 1, 1992. March 2, 1992 AH:km:vd