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Home My WebLink AboutRP 92-01; Carlsbad Dance Centre; Redevelopment Permits (RP)9 APPLIcil^I ION COMPLETE DATE: APRIL 13. 1992 STAFF REPORT ^ln?^ DATE: JUNE 3, 1992 TO: DESIGN REVIEW BOARD FROM: PLANNING DEPARTMENT SUBJECT: RP 92-1 - GARLSBAD DANCE CENTRE - Request for approval of a Minor Redevelopment Permit to allow a use intensification in the existing Roosevelt Center located between Roosevelt and Madison Streets and north of Grand Avenue. The project is in the Village Redevelopment (VR) zone. The General Plan designation is Central Business District and the Local Facilities Management Zone is Zone 1. I. RECOMMENDATION That the Design Review Board ADOPT Design Review Board Resolution No. 188 APPROVING RP 92-1, based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND The project involves a change of use at the Roosevelt Center, which is an existing complex constmcted before the City's Redevelopment Agency was established. Some of the current uses in this center include: Jazzercise, a restaurant, retail uses, and a vacant suite. These suites are designated for retail uses which require one space for every 300 square feet of retail area. This proposal involves the introduction of a dance studio use into an existing 944 square foot retail suite (Suite B). A dance studio requires parking at a ratio of one space for every 200 square feet when located v\dthin a shopping center, and therefore would be a slight intensification of an allowed use. m. ANALYSIS Planning Issues 1. Can the proposed use intensification be justified? a) Can zoning requirements be satisfied? b) Will the proposed use be detrimental to the center or existing uses? 2. Is the project consistent with the Local Facilities Management Plan for Zone 1? 3. Is the proposed use consistent with the Village Design Manual? RP 92-1 - DANCE CENT JUNE 3, 1992 PAGE 2 DISCUSSION Zoning Requirements The proposed project can satisfy zoning requirements. Parking for the Roosevelt Center is provided by 176 spaces onsite and 14 spaces in a lot on the northeast comer of Madison Street and Grand Avenue. In 1990, another intensification of a suite (from retail to medical office) was approved. As a condition of that approval, the parking area was improved and restriped to provide additional parking spaces for the current total of 190 spaces. This resulted in an extra six spaces beyond what was required for the uses on the site. Suite B (the subject of this request) would require 3.14 (rounded to 4) spaces if used for retail purposes or 4.72 (rounded to 5) spaces if used for the proposed dance studio. Since the site already provides 6 spaces more than is required, the proposed project can satisfy the parking requirement (5 spaces) and leave one extra space. The Dance Centre has a business license to hold classes in the Jazzercise studio and uses that studio about 23 hours per week (when it is not being used by Jazzercise). Most of those classes will move to Suite B if this application is approved. Approximately 9 additional hours of classes per week could be added, resulting in a total of about 28 hours of classes per week. The typical class consists of ten students of pre-school, elementary, or junior high school age. Because the studio's policy limits viewing of the dance classes, almost all students will be dropped off and picked up later. Zone 1 Local Facilities Management Plan The project is located in Local Facilities Management Zone 1 in the northwest quadrant. All public utilities and services are available to serve the project. The impacts on public facilities created by the proposed project and compliance with adopted performance standards are sunmiarized below: Consistency with the Village Design Manual The proposed use is consistent with the Village Design Manual, which designates this area for commercial uses. The project site in Sub-area 1 is intended to function as a major financial, specialty, and commercial center for the downtown area. The site is not in the special treatment area. rv. ENVIRONMENTAL REVIEW This project is categorically exempt from enviroimiental review per categorical exemption Class 1 (a) as outlined by the Califomia Enviroimiental Quality Act, which allows for minor interior and exterior alterations to existing stmctures. Therefore, a Notice of Exemption will be filed. RP 92-1 - DANCE CENT JUNE 3, 1992 PAGE 3 v. SUMMARY f In conclusion, based on the compliance with zoning requirements and the justification for the proposed use intensification, staff recommends approval of RP 92-1. ATTACHMENTS 1. Design Review Board Resolution No. 188 2. Location Map 3. Background Data Sheet 4. Local Facilities Impacts Assessment Form 5. Disclosure Form 6. Exhibits "A" - "C", dated June 3, 1992. EB:km:lh BEECH AVE UJ > UJ (fi O O CC SITEEJ> GRAND AVE ARBUCKLE PL CARLSBAD DANCE CENTRE RP 92-01 BACKGROUND DATA SHEET CASE NO: RP 92-1 APPLICANT: Carlsbad Dance Centre REQUEST AND LOCATION: Intensification of an allowed use at 2800 Roosevelt Street. Suite B LEGAL DESCRIPTION: Lots 33. 34 and 35 of Block 37. Map No. 1722 APN: 203-182-04 Acres 2.81 Proposed No. of Lots/Units N/A GENERAL PLAN AND ZONING Land Use Designation (CBD) Central Business District Density Allowed N/A Density Proposed N/A Existing Zone VR Proposed Zone VR Surrounding Zoning and Land Use: Zoning Land Use Site VR Roosevelt Center North VR Post Office South VR Retail/Restaurant East VR Residential units/Parking lot West VR Retail PUBLIC FACILITIES School District N/A Water Carlsbad Sewer Carlsbad EDU's _1£. Public Facilities Fee Agreement, Date N/A ENVIRONMENTAL IMPACT ASSESSMENT Negative declaration, issued E.I.R. Certified, dated Other, Notice of Exemption - 15301(a) CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application) PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO: RP 92-1 - Carisbad Dance Centre LOCAL FACILITY MANAGEMENT ZONE: J GENERAL PLAN: CBD ZONING: VR Village Redevelopment DEVELOPER'S NAME: Yelland Properties ADDRESS: 4 Ventura #310. Irvine CA 92718 PHONE NO.: (714)472-2495 ASSESSOR'S PARCEL NO.: 203-182-04 QUANTITY OF LAND USE/DEVELOPMENT (AC, SQ. FT., DU): 944 sq. ft. ESTIMATED COMPLETION DATE: "X City Administrative Facilities: Demand in Square Footage = N/A B. Library: Demand in Square Footage = N/A C. Wastewater Treatment Capacity (Calculate with J. Sewer) N/A D. Park: Demand in Acreage = N/A E. Drainage: Demand in CFS = N/A Identify Drainage Basin = N/A (Identify master plan facilities on site plan) F. Circulation: Demand in ADTs = 1495 (Identify Trip Distribution on site plan) G. Fire: Served by Fire Station No. = 1 H. Open Space: Acreage Provided - N/A I. Schools: N/A (Demands to be detennined by stafQ J. Sewer: Demand in EDUs - 19.56 Identify Sub Basin - AA3 (Identify tmnk line(s) impacted on site plan) K. Water: Demand in GPD - 4309 L. The project is units the Growth Management Dwelling unit allowance. ^^'-^ Citv of Carlsbad L.l.iJ.UIil..lJ.f RIsnnin DISCLOSURE STATEMENT APPLICANT'S STATEMENT 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 COMMnTEE. (Please Print) The following information must be disclosed: 1. Applicant List the names and addresses of all persons having a financial interest in the application. Danny & Ginva Sherlock Carlsbad Dance Centre y^U^fW^O /h^/^jSrST^. " 2808 Roosevelt Street ^ l/S^IXi/V/l. 2/0 Carlsbad, CA 9 2008 .:X^ty i/^ .'1. 2. Owner Ust the names and addresses of all persons having any ownership interest in the property involved. 3. If any person identified pursuant to (1) or (2) above is a corporation or partnership, list the names and addresses of ali individuals owning more than 10% of the shares in the corporation or owning any partnership interest in the partnership. 4. 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 sen/ing as officer or director of the non-profit organization or as trustee or beneficiary of the trust. FRMOOOl 4/91 2075 Las Palmas Drive • Carlsbacj. California 92009-4859 • (619) 438-1161 (Over) Disclosure Statement 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 Ifyes, please indicate perSOn(s) carisbad Oance centre leases space from Jazzercise, Inc., employer of Margaret Stanton, City Council member Person is defined as: 'Any individual, firm, copartnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receive . syndicate, this and any other county, city and county, city municipality, district or other political subdivision, or any other group or combination acting as i unit.' (NOTE: Attach additional pages as necessary. //-c2c?-9/ Signature Print or type name of owner Danny .qhprlnnlf Print or type name of applicant FRM0001 4/91