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Home My WebLink AboutRP 91-06; PRESIDENTIAL CENTRE; Redevelopment Permits (RP)APPLICTTION COMPLETE DATE: DECEMBER 26. 1991 STAFF REPORT DATE: FEBRUARY 19, 1992 TO: DESIGN REVIEW BOARD FROM: PLANNING DEPARTMENT SUBJECT: RP 91-6 - PRESIDENTIAL CENTRE - Request for a Major Redevelopment Permit to allow the construction of an 8,7(X) square foot two-story office building with subterranean parking at 2815 Jefferson Street in Sub-area 1 of the Village Redevelopment Zone. 1. RECOMMENDATION That the Design Review Board ADOPT Design Review Board Resolution No. 178 recommending APPROVAL of RP 91-6 to the Housing and Redevelopment Commission based on the findings and subject to the conditions contained therein. n. PRO.IECT DESCRIPTION AND BACKGROUND The applicant is requesting approval of a major redevelopment permit for an 8,700 square foot professional office building located on the west side of Jefferson Street, south of the Psoriasis Center in Sub-area 1 of the Village Redevelopment Zone. This area functions as the Village area's financial and commercial center and is designated by the General Plan for both medium high density residential and office development (RMH/O). The vacant parcel is surrounded by a mixture of single and multiple family residential and office uses. A very similar project was approved for this site by the Design Review Board and Housing and Redevelopment Commission on June 7, 1988, however, the project expired due to the former applicant's failure to comply with a condition requiring the issuance of a building permit for the project within one year of the approval date. The proposed project consists of a two-story office building to be constructed above a larger, partially subterranean garage structure. The buildings have elements of the Cape Cod architectural style and are designed with a combination of blue wood siding and peach colored stucco, wood-trimmed paned windows, wood-trimmed single lite french doors, open balconies with blue metal railings, used brick trim, and a street level entry foyer. Walls surrounding the project will be stucco coated and capped with used brick including the walls siding the garage entry ramp which provides ingress from Jefferson Street. RP 91-6 - PRESIDENTS. CENTRE FEBRUARY 19, 1992 PAGE 2 m. ANALYSIS Planning Issues 1. Does the project comply with the RMH/O General Plan Designation and Village Redevelopment Zone? 2. Does the project meet the goals of Sub-area 1 and comply with the development and design standards specified in the Village Design Manual? 3. Is the project consistent with the Zone 1 Local Facilities Management Plan? 4. Will the project contribute to the economic revitalization of the Redevelopment Area? DISCUSSION General Plan/Zoning The proposed professional office project is consistent with the RMH/O General Plan designation since it is intended that offices designed for compatibiUty with single and multiple family uses will be developed in the area. The professional office use is permitted by right in Sub-area 1 of the Village Redevelopment Zone and is consistent with the Sub-area's goal to function as the major commercial center for the downtown area. Village Redeyelopment Development and Design Standards The primary goal of Sub-area 1 is to provide uses which are consistent with a central business area such as office and commercial uses. Development should be oriented to pedestrian traffic, have open space amenities, and reflect the village theme. The proposed office building is oriented to pedestrian traffic by providing a 23' landscaped front yard setback, a street level entry, and pedestrian friendly architectural features including an interesting roof line variation, wood siding with stucco and used brick trim, large paned windows, and a front balcony and porch with french doors opening toward the street. The project's open space amenities include a large central courtyard consisting of decorative paving, bench seating and large 5'x 5' planter boxes containing trees and shrubs. Second story balconies overlook the courtyard, and additional landscaped areas along both sides of the structures consist of a combination of hardscape, planter boxes, and benches. RP 91-6 - PRESIDE FEBRUARY 19, 1992 PAGE 3 CENTRE The proposed development complies with the following Village Redevelopment design and development standards specified in the Village Design Manual: DEVELOPMENT STANDARD REQUIRED/MAX. PROVIDED Lot Coverage 80% *82% Building Coverage 80% 41% Building Setbacks Front Yard 20' 23' Side Yard 6.5' 6.5' Rear Yard 13' 13' Building Height 35' Max. 32' Landscape Coverage 20% 29% Parking 29 spaces 29 spaces The two-story buildings will be constructed above a partially subterranean garage structure (5.5' below grade and 4.5' above grade). Although the subterranean garage covers approximately 82% of the lot, building coverage above the garage is only 41%. A concrete slab covering the garage structure 4.5' above grade provides the sub-floor of the structures, walkways, courtyard, and landscaped areas around the building. ECONOMIC IMPACT The positive economic impact of the Presidential Centre is significant (approximately $8,668 annually). The Village Redevelopment Agency receives one percent of the increase in total assessed value of property (land plus improvements) in the form of tax increment revenues. The total assessed value of this site would increase to approximately $923,165. The development of the Presidential Centre will result in an increase of about $866,835 in assessed value, therefore, the annual tax increment revenues generated would be approximately $8,668. Additionally, as a result of this development, eight to ten professional businesses (law offices, architectural firms, consultants) will be located within the Village Redevelopment Area and 45 new jobs will be created for Carlsbad. RP 91-6 - PRESIDENTM. CENTRE FEBRUARY 19, 1992 PAGE 4 LOCAL FACILmES MANAGEMENT ZONE The proposed project is located within Local FaciUties Management Zone 1. The impacts on public facilities created by the proposed project and compliance with the adopted performance standards are summarized below: FACiLrrY IMPACTS COMPLIANCE WITH STANDARD City Administration FacUity N/A Yes Library N/A Yes Wastewater Treatment Capacity N/A Yes Parks N/A Yes Drainage 1 Yes Circulation 174 ADT's Yes Fire Station #1 Yes Schools N/A Yes Sewer Collection System 4.8 EDU's Yes Water Distribution System 1100 GPD Yes Open Space 29% Yes SUMMARY The proposed office building project is consistent with the underlying RMH/O General Plan designation, as well as the goals, development, and design standards specified in the Village Design Manual for the Village Redevelopment Zone/Sub-area 1. Staff therefore recommends approval of RP 91-6 as conditioned. rv. ENVIRONMENTAL REVIEW The Planning Director has determined that the environmental impacts of the project have already been considered in the issuance of a Negative Declaration dated February 26, 1988. RP 91-6 - PRESIDENTIAL,gENTRE FEBRUARY 19, 1992 ^ PAGE 5 ATTACHMENTS 1. Design Review Board Resolution No. 178 2. Location Map 3. Background Data Sheet 4. Disclosure Statement 5. Local Facilities Assessment Form 6. Exhibits "A - "J", dated February 19, 1992. AH:vd:lh January 20, 1992 / City of Carlsbad PRESIDENTIAL CENTRE RP 91-6 ^ BACKGROUND DATA SHEET CASE NO.: RP 91-6 CASE NAME: Presidential Centre APPLICANT: Robert Mance REQUEST AND LOCATION: Request for a maior redevelopment permit to allow the construction of an 8.700 square foot 2-storv office building and subterranean parking garage in Sub-area 1 of the VR zone. LEGAL DESCRIPTION: Parcel #1: The southwesterlv 50.0' of the northwesterlv 241.0' of Lot 48 ofthe seaside lands according to the map thereof No. 1722 filed in the office of the Countv Recorder of San Diego Countv. Julv 28. 1921: except the southwesterlv 120.0'. Parcel #2: The southeasterlv 15.0' of the northwesterlv 191.0' of Lot 48 of seaside lands according to the map thereof No 1722 filed in the office of the Countv Recorder of San Diego Countv. Julv 28. 1921: except the southwesterlv 120.0'. APN: 203-110-29 (Assessor's Parcel Number) Acres .30 Proposed No. of Lots/Units N/A GENERAL PLAN AND ZONING Land Use Designation RMH/O Density Allowed 8-15/ac. Density Proposed N/A Existing Zone VR Proposed Zone N/A Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning Requirements) Zoning Land Use Site VR Vacant North VR Office South VR Single Familv East VR Multiple Familv West VR Single Familv PUBLIC FACILITIES School District Carlsbad Water District Carlsbad Sewer District Carlsbad Equivalent Dwelling Units (Sewer Capacity) 4.8 Public FacUities Fee Agreement, dated Jime 3. 1991 ENVIRONMENTAL IMPACT ASSESSMENT JC Negative Declaration, previouslv issued on Februarv 26, 1988 Certified Environmental Impact Report, dated Other, AH:vd Citv of Carlsbad Planning Departnnent DISCLOSURE STATEMENT APPLICANT'S STATEMENTT OF DISCLOSURE OF CERTAIN OWNERSHIP INTERESTS ON ALL APPLICATIONS WHICH WILL REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CfTY COUNCIL, OR ANY APPOINTED BOARD. COMMISSION OR COMMITTEE. (Please Print) The following information must be bisciosed: 1. Appiicant List the names and addresses of ali persons having a financial interest in the application. Robert F. Mance 4540 Kearny Villa Road, Suite 213 San Diego, CA 92123 619-560-0800 2. Owner List the names and addresses of all persons having any ownership interest in the property involved. George and Betty Kelso Kevin and Anna Kelso 6831 Carnation Street 3350 Ridgecrest Drive Carlsbad, CA "5T9^^m'-0266 92009 Carlsbad, Tig CA 729-1847 92008 If any person identified pursuant to (1) or (2) above is a corporation or partnership, iist the names and addresses of all individuals owning more than 10% of the shares in the corporation or owning any partnership interest in the partnership. If any person identified pursuant to (1) or (2) above is a non-profit organization or a trust, list the names and addresses of any person serving as officer or director of the non-profit organization or as trustee or beneficiary of the trust. FRM00013 8/90 2075 Las Palmas Drive • Carlsbad. California 92009-4859 • (619) 438-1161 Disclosure Statemerrt (Over) Page 2 5. Have you had more than $250 worth of business transacted with any member of City staff, Boards, Commissions,' Committees and Council within the past twelve months? Yes No If yes, please indicate person{s) Person is defined as; 'Any individual, firm, copartnership, jointventure, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, thie and any other county, crty and county, city municipality, district or other political subdivision, or any other group or combination acting as a unit* (NOTE: Attach additional pages as necessary.) Signature of Owner/d^te reorge Kelso Owner/d^te Print or type name of owner Signature of applicanVdate Robert F. Mrinr.p. Print or type name of applicant Anna KcloO' FRM00013 8/90 CTTY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILmES IMPACTS ASSESSMENT FORM (To be Submitted with Development AppUcation) PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO.: PRESIDENTL\L CENTRE - RP 91-6 LOCAL FACILITY MANAGEMENT ZONE: J GENERAL PLAN: RMH/O ZONING: JVR DEVELOPER'S NAME: Robert Mance ADDRESS: 4540 Keamv VUla Road. Suite 213 - San Diego. CA 92123 PHONE NO: (619) 560-0800 ASSESSOR'S PARCEL NO.: 203-110-29 QUANTITY OF LAND USE/DEVELOPMENT (AC, SQ. FT., DU): 13.000 square feet ESTIMATED COMPLETION DATE: Februarv 1993 "K. City Administrative FaciUties: Demand in Square Footage — N/A B. Library: Demand in Square Footage = N/A C. Wastewater Treatment Capacity (Calculate with J. Sewer) D. Park: Demand in Acreage = N/A E. Drainage: Demand in CFS = N/A Identify Drainage Basin = 1 (Identify master plan faciUties on site plan) F. Circulation: Demand in ADTs = 174 (Identify Trip Distribution on site plan) G. Fire: Served by Fire Station No. = 1 H. Open Space: Acreage Provided - 29% I. Schools: N/A (Demands to be determined by staff) J. Sewer: Demand in EDUs - 4.8 Identify Sub Basin - l-F (Identify trunk line(s) impacted on site plan) K. Water: Demand in GPD - 1100 L. The project is N/A units the Growth Management Dwelling imit aUowance. AH:vd:ih BACKGROUND DATA SHEET m CASE NO.: RP 91-6 CASE NAME: Presidential Centre APPLI(L\NT: Robert Mance REQUEST AND LOCATION: Request for a major redevelopment permit to aUow the construction of an 8.700 square foot 2-storv office building and subterranean parking garage in Sub-area 1 of the VR zone. LEGAL DESCRIPTION: Parcel #1: The southwesterlv 50.0' of the northwesterlv 241.0' of Lot 48 of the seaside lands according to the map thereof No. 1722 filed in the office of the Countv Recorder of San Diego Coimtv. Julv 28. 1921: except the southwesterlv 120.0'. Parcel #2: The southeasterlv 15.0* of the northwesterlv 191.0' of Lot 48 of seaside lands according to the map thereof No 1722 fUed in the office of the Countv Recorder of San Diego Countv. Jiilv 28. 1921: except the southwesterlv 120.0'. APN: 203-110-29 (Assessor's Parcel Number) Acres .30 Proposed No. of Lots/Units N/A GENERAL PLAN AND ZONING Land Use Designation RMH/O Density AUowed 8-15/ac. Density Proposed N/A Existing Zone VR Proposed Zone N/A Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning Requirements) Zoning Land Use Site VR Vacant North VR Office South VR Smgle Faimlv East VR Multiple Faimlv West VR Single FamUv PUBLIC FACILITIES School District Carlsbad Water District Carlsbad Sewer District Carlsbad Equivalent Dwelling Units (Sewer Capacity) 4.8 PubUc FaciUties Fee Agreement, dated Jvrne 3. 1991 ENVIRONMENTAL IMPACT ASSESSMENT JC Negative Declaration, previouslv issued on Februarv 26. 1988 Certified Environmental Impact Report, dated Other, AH:vd Citv of Carlsbad Planning Department DISCLOSURE STATEMENT APPLICANT'S STATEMENT OF DISCLOSURE OF CERTAIN OWNERSHIP INTERESTS ON ALL APPLICATIONS WHICH WILL REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CrTY COUNCIL. OR ANY APPOINTED BOARD. COMMISSION OR COMMfTTEE. (Please Print) The following information must be disclosed: 1. Applicant List the names and addresses of aii persons having a financial interest in the appiication. Robert F. Mance 4540 Kearny Villa Road, Suite 213 San Diego, CA 92123 619-560-0800 Owner List the names and addresses of ail persons having any ownership interest in the property involved. George and Betty Kelso Kevin and Anna Kelso 6831 Carnation Street Carlsbad, 3350 Ridgecrest Drive CA 619-931-0266 92009 Carlsbad, CA 619-729-1847 92008 If any person identified pursuant to (1) or (2) above is a corporation or partnership, list the names anc addresses of all individuals owning more than 10% of the shares in the corporation or owning any partnership interest in the partnership. If any person identified pursuant to (1) or (2) above is a non-profit organization or a trust, list the names anc addresses of any person serving as officer or director of the non-profit organization or as trustee or beneficiary of the trust. FRM00013 8/90 2075 Las Palmas Drive • Carlsbad. CaHfornia 92009-4859 • (619) 438-1 i6i Disclosure Statement fOverj Page 2 Have ycu had more man S250 worth o, business transacted with any mer^ber c. City sta«, Boar.s. Comml^cns%ommittees and Council within the past twelve months? Yes No JL If yes. please indicate person(s) _ ~ZIIZIII— combination acting as • unit' (NOTE: Attach additional pages as necessary.) Signature of Owner/d^te pnrp-e Kelso Print or type name of owner Signature of applicant/date Rrhprr ^ Mnnre Print or type name of applicant Betty ICelso mi FRM00013 8/90 CITYOFCARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACniTIES IMPACTS ASSESSMENT FORM (To be Submitted with Development AppUcation) PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO.: PRESIDENHAL CENTRE - RP 91-6 LOCAL FACILITY MANAGEMENT ZONE: 1 GENERAL PLAN: RMH/O ZONING: _VR DEVELOPER'S NAME: Robert Mance ADDRESS: 4540 Keamv VUla Road. Suite 213 - San Diego. CA 92123 PHONE NO: (619) 560-0800 ASSESSOR'S PARCEL NO.: 203-110-29 QUANTITY OF LAND USE/DEVELOPMENT (AC, SQ. FT., DU): 13.000 square feet ESTIMATED COMPLETION DATE: Februarv 1993 A. City Administrative FaciUties: Demand in Square Footage = N/A B. Library: Demand in Square Footage = N/A C. Wastewater Treatment Capacity (Calculate with J. Sewer) D. Park: Demand in Acreage = N/A E. Drainage: Demand m CFS = N/A Identify Drainage Basin = 1 (Identify master plan faciUties on site plan) F. Circulation: Demand in ADTs = 174 (Identify Trip Distribution on site plan) G. Fire: Served by Fire Station No. = 1 H. Open Space: Acreage Provided - 29% I. Schools: N/A (Demands to be determined by staff) J. Sewer: Demand in EDUs - 4.8 Identify Sub Basin - l-F (Identify trunk line(s) impacted on site plan) K. Water: Demand in GPD - 1100 L. The project is N/A units the Growth Management Dwelling unit aUowance. AH vdrih City gf Carishai PRESIDENTIAL CENTRE RP 91-6