HomeMy WebLinkAboutRP 92-05; JP Mortgage; Redevelopment Permits (RP)APPUC^ON COMPLETE DATE:
AUGUST 14. 1992
STAFF REPORT
DATE: OCTOBER 7, 1992
TO: DESIGN REVIEW BOARD
FROM: PLANNING DEPARTMENT
SUBJECT: RP 92-05 - J. P. MORTGAGE - Request for a Minor Redevelopment Pennit
for conversion of a single faimly residence and garage to an office and
warehouse use located at 3071 Jefferson Street in Sub-area 7 of the ViUage
Redevelopment Zone vynthin Local FaciUties Management Zone 1.
1. RECOMMENDATION
That the Design Review Board ADOPT Design Review Board Resolution No. 196
APPROVING RP 92-05 based on the findings and subject to the conditions contained
therein.
n. PROJECT DESCRIPTION AND BACKGROUND
The appUcant is requesting a ininor Redevelopment Pennit to aUow the conversion of an
existing single-stoiy, 850 square foot single fanuly residential stmcture to a mortgage office
and 300 square foot garage to a warehouse. The appUcant is proposing no stmctural
alterations, however, ininor alterations wiU be necessary to convert the stmctures to a B-2
(commercial) occupancy as required by the Uniform Bmlding Code. The site is currently
surrounded by commercial uses and daycare to the north and west and residential uses
directiy to the south and east. With the exception of a front lawn, there is very Uttle
existing landscaping provided onsite. A six (6) foot chain link fence located behind the
front and rear yard setbacks surrounds the stmctures.
Proposed site improvements indude the addition of 5 parking spaces along the rear
property line adjacent to the aUey, a pedestrian walkway from the rear parking area, a
handicapped access ramp, and landscaped planters around the lot perimeter and bmlding.
The existing shed located behind the garage and the television anteima vsnU be removed.
The proposed project is located within Sub-area 7 of the ViUage Redevdopment Area which
is designated for mixed residential and commerdal/office uses. Commercial/office
developments within this area are to provide amenities such as landscaping and screened
onsite parking to ensure compatibiUty with adjacent residential devdopment.
RP 92-05 - J. P. MORTGAGE
OCTOBER 7, 1992
PAGE 2
in. ANALYSIS
Planning Issues
1. Does the project comply with the RMH/O General Plan designation and ViUage
Redevelopment Zone?
2. Does the project meet the goals of Sub-area 7 and comply with the development
and design standards specified in the ViUage Design Manual?
3. Does the project comply with aU appUcable zoning ordinances as contained in the
Carlsbad Municipal Code?
DISCUSSION
General Plan/Zoning
The proposed office use is consistent with the dual RMH/O General Plan designation since
it is intended that offices designed for compatibiUty with single and multiple faimly uses
wiU be developed in the area. The mortgage office use is pennitted vy/ithin Sub-area 7 of
the ViUage Redevelopment Zone where mixed uses are encouraged.
ViUage Redevdopment Design Criteria and Development Standards
The primary goal of Sub-area 7 is to encourage the continuation of mixed development in
the area and to ensure that residential and commerdal/office development is compatible.
Design criteria for office devdopment in this area require enhanced landscaping and
sensitive placement of off-street parking. Proposed onsite landscaping includes additional
hedges, trees, shmbs, groundcover, and hardscape which wiU screen the existing chainlink
fence and parking from residential development and visuaUy enhance the site. The location
of proposed parking along the rear property line adjacent to the aUey is consistent vnih
surrounding devdopment and should not detract from the neighborhood. Since access to
parking is provided by a 20 foot wide aUey, the appUcant has recessed parking spaces an
additional four (4) feet inside the property line to provide the required 24 feet of back-up
distance.
Other site enhancements indude the removal of a very large tdevision antenna which the
appUcant has indicated is not required for the operation of the proposed mortgage office,
and an existing storage shed located in the rear yard wiU be removed to aUow the
instaUation of additional landscaping.
The proposed office conversion project compUes with hdght, coverage, setback, and
landscape requirements spedfied by the \^age Design Manual. The office conversion
requires four (4) onsite parking spaces, and five (5) spaces induding one handicapped
space are proposed.