HomeMy WebLinkAboutRP 94-04; Alvarez Flower Stand; Redevelopment Permits (RP) (7)CITY OF CARLSBAD REVIEW AND COMMENT MEMO
DATE: JAN. 16. 1995 REVISED PLAN D
TO: ENGINEERING DEPARTMENT
* POLICE DEPARTMENT - ATTN: J. SASWAY
* FIRE DEPARTMENT - MIKE SMITH
* BUILDING DEPARTMENT - PAT KELLEY
* COMMUNITY SERVICES - MARK STEYAERT
* COMMUNITY SERVICES - VIRGINIA McCOY
* CARLSBAD MUNICIPAL WATER DISTRICT
LANDSCAPE PLANCHECK CONSULTANT - LARRY BLACK
^SCHOOL DISTRICT
* NORTH COUNTY TRANSIT DISTRICT - THOMAS LICHTERMAN
SAN DIEGO GAS & ELECTRIC - BICH TRAN (Memo Only)
* ALWAYS SEND EXHIBITS
FROM: PLANNING DEPARTMENT
REQUEST FOR REVIEW AND COMMENT ON APPLICATION NO. RR 94-0^
Note: Please use this number on all correspondence.
PROJECT TITLE: ALVAREZ FLOWER STAND
APPLICANT: SILVINO ALVAREZ
PROPOSAL: LOCAL, SMALL SCALE FLOWER PRODUCTION AND SALES
Please review and submit written comments and/or conditions to:
ELAINE BLACKBURN ^the Project Planner in the Planning Dept,
2075 Las Palmas Drive, by JAN. 30, 1995 . If not received by that
date, it will be assumed that you have no comment and the proposal has your
endorsement as submitted. If you have any questions, please contact
ELAINE BLACKBURN at 438-1161, ext. 4471
PLANS ATTACHED FRM0020 5/94
January 16, 1995
To: Elaine Blackbum
From: Principal Building Inspector
ALVAREZ FLOWER STAND
This flower stand as proposed cannot be approved by the Building Department without the
following qualification.
Flower stand buildings have been allowed as an accessory use to R-l properties. This
presumes that the property has a principal use, and the flower stand is the accessory use to
sell flowers grown only on the property. This is consistent with CMC Section 21.10, sales of
goods on residential property, and Section 18.04.015 (b) Exempted Work from building
permit, Item 1. In this latter item, detached accessory buildings of 120 square feet and less
do not require a building permit.
The historical City position has been to allow flower stands this same allowance. Indeed,
Alvarez enjoyed this allowance for this stand when it was north of its current location. This
stmcture should not exceed 120 square feet of roofed area without going through the
complete building permit process. As constmcted, the stand doesn't meet building code
requirements for a new commercial facility and it would be prohibitively expensive for
Alvarez to meet those stmctural and disabled access requirements.
Further, it would set a precedent to allow a 400 square foot retail space to be built, or in his
case, moved to its present location without regard to the permit process for new constmction.
PAT KELLEY
Principal Building Inspector
December 19, 1994
ELAINE BLACKBURN, ASSOCIATE PLANNER
Associate Engineer
Assistant City Engineer^
TO:
FROM:
VIA:
CONDITIONS TRANSMITTAL
ALVAREZ FLOWER STAND, RP 94-04
The Engineering Department has completed its review of the subject project. The
Engineering Department is recommending that the project be approved subject to the
foliowing condition:
1. e Ci|y-4s not recuMng the new driveway,^ Jefferson Stree
ipoircant
trisbad
ever, if the.
wishea<to Install his impr^v^ent, the aptpljcant^hali obtain
[ghfK>f-way perniit pnofio Its installation.
of
If you have questions regarding this matter, please contact me at extension 4380.
f^\f^CMAJ^ P. iyU^
KENNETH W. QUON
Associate Engineer
H;\LIBRARY\ENG\WPDATA\QUON\ALVCOND.MEM
July 5, 1994
TO: ELAINE BLACKBURN, ASSOCIATE PLANNER
FROM: Associate Engineer
COMPLETENESS REVIEW AND INITTAL ISSUES STATEMENT
ALVAREZ FLOWER STAND, RP 94-04
After a review of the second plan sheet for this project, the Engineering Department offers the
following comments as a supplement to our memorandum of June 16, 1994:
The application and plans submitted for this project are incomplete and unsuitable for further
review due to the following missing or incomplete items:
1. Please indicate on the plans the method of determining the Average Daily Traffic.
2. Please clearly indicate the property Unes of the site.
3. Please identify the location of any existing driveways on both this property and adjacent
properties. Also, indicate the dimensions of the proposed driveway and its distance to
the property line. Please note that City standards require a minimum 3' clear distance
between driveways and property lines.
4. Please include on the plans a typical street cross section of Jefferson Street.
5. Please identify on the site plan the existing street improvements on Jefferson Street.
6. Please show the dimensions of the parking stall, and how vehicles are intended to
circulate on the site.
7. Please show the location of fire hydrants within 300 feet of the site.
8. Please check the dimensions used on the site plan as several of the dimensions do not
match tiie scale of 3/32" = 1'.
If you have questions regarding any of the comments above, please contact me at extension
4380.
KENNETH W. QUON
Associate Engineer
June 16, 1994
TO:
FROM:
VIA:
ELAINE BLACKBURN, ASSOCL\TE PLANNER
Associate Engineer
Assistant City Engineer
COMPLETENESS REVIEW AND INTTIAL ISSUES STATEMENT
ALVAREZ FLOWER STAND, RP 94-04
The Engineering Department has completed its review of the subject project for application
completeness. The application and plans submitted for tiiis project are incomplete and unsuitable
for further review due to the following missing or incomplete items:
1. Please provide a site plan of tiiis project. We suggest the appUcant refer to the City
handout that details the applicatio|i requirements for a Redevelopment Permit and the
information required on a site pla^.
Until further site information is subnutted for review, the Engineering Department has no further
comments or engineering issues. Jf you have questions regarding any of the comments above,
please contact me at extension 43^0.
KENNETH W. QUON
Associate Engineer
REPORT DATE 06/13/94
PROJECT ID : RP 94-04 MASTER PROJECT ID : RP 94-04
SYSTEM STATUS
LUR
APPLICATION
INFORMATION
SUBMITTAL DATE ! : 06/08/94
ACCEPTANCE DATE !
PROJECT CATEGORY : ; Min
STATUS J : ACTIVE
APPROVAL DATE :
EXPIRATION DATE 1
PROJECT NAME : ALVAREZ FLOWER STAND
LOCATION : W/JEFFERSON ST BTWN GRAND & ARBUCKLE PLACE
DESCRIPTION : FLOWER STAND
APPLICANT : SILVINO ALVAREZ
ALVAREZ, SILVINO
2815 JEFFERSON STREET
PHONE : 619-434-1870
CARLSBAD , CA 92008
FACILITY ZONE : 1 APN : 203-110-29
ACREAGE :
SUBDIVISION SUBDIV. TYPE : N/A
INFORMATION NO. OF LOTS : 0
NO. OF D/U'S : 0
LAND USE ENGINEER : QUON
PROJECT PLANNER : UNASSIGNED
ISSUES :
CITY OF CARLSBAD
1200 CARLSBATTVILLAGE DRIVE CARLSBAD,XALIFORNIA 92008
434-2867
REC'D FROM DATE
ACCOUNT NO. DESCRIPTiON AMOUNT
• '( - / •
RECEIPT NO. 15652 NOT VALID UNLESS VALIDATED BY TOTAL
Printed on recycled paper. CASH REGISTER
CASE NO. RP 94-04
DATE: '1.1/22/94
ENVIRONMENTAL IMPACT ASSESSMENT FORH - PART I
(To be Completed by APPLICANT)
Applicant: silvino Alvarez
Address of Applicant: 28il5 Jefferson streets Carisbad, CA 92008
Phone Number: ( 6.1 9) 434-1870
Name, address and phone number of person to be contacted (if other than
Applicant): Law Offices of Richard B. Macgurnf .1015 Chestnut Avenue,
Suite E3, Carlsbad, CA 92008
(619) 729-7162
GENERAL INFORMATION: (Please be specific)
Project Description: Retail Flower stand, small scale flower
production. No pesticides or herbicides are used on the property.
Project Location/Address: 2815 Jefferson street, Carlsbad
Assessor Parcel Number: 2 0 3 , 110 .29
General Plan/Zone of Subject Property: ^"^ /
Local Facilities Management Zone: VR"6
Is the site within Carlsbad's Coastal Zone? jia
Please describe the area surrounding the site to the
North; Office/Professional East: Apartments, High density residential
South: Res Idential, Office/ West: Apartments, High dens Ity.res IdentiaI
Professional
List all other applicable, permits & approvals related to this project:
Minor Redevelopment Permit
(Please be i Ifii^Attach Additional Paaes or Exl||lits. if necessary)
1. Please describe the project site, including distinguishing natural and
manmade characteristics. Also provide precise slope analysis when a slope
of 15' or higher and 15% grade or greater is present on the site.
Residential lot, previously graded and developed, now in use
for small scale flower production and retail roadside
flower sales. The lot Is encircled with fencing and
non-native landscape trees and shrubs.
2. Please describe energy conservation measures incorporated into the design
and/or operation of the project.
It is a day time operation only, requiring no heat and
minimal lighting. All labor is manual with no electrical
equipment in use. Drip Irrigation is used on the planting
rows.
3. PLEASE AHACH A PROJECT SUMMARY SHEET WHICH SHOWS THE FOLLOWING:
a. If a residential project identify the number of units, type of units,
schedule of unit sizes, range of sale prices or rents, and type of
household size expected, average daily traffic generation (latest SANDAG
rates).
N/A
b. If a commercial project, Indicate the exact type, activity(ies),
square footage of sales area, average daily traffic generation
(latest SANDAG rates), parking provided, and loading facilities.
Small scale retail flower stand. Interior square footage
of stand - 120 square feet. Exterior, covered [not enclosed)
flower storage/sales area - 300 square feet.
Average dally traffic generation: SANDA Grate: 6, Actual (est.): 17
One, parking space provided. .No ^Loadi nq facilities.. , ^ ,. .
c. Ir an 1 nolistrTaT project, indicate tne exact type or industry(ies),
average daily traffic generation (latest SANDAG rates), estimated
employment per shift, time of shifts, and loading facilities.
N/A
d. If an institutional project, indicate the major project/site
function, estimated employment per shift, estimated occupancy,
loading facilities, and community benefits to be derived from the
project.
N/A
I. ENVIRQNMENTAL IMPACT ANALYSIS
Please Answer each of the following questions by placing a check in the
appropriate space. Then, fully discuss and explain why each item was
checked yes or no. Provide supporting data if applicable. Attach
additional sheets as necessary.
YES NO
1) Could the project significantly impact or change
present or future land uses in the vicinity of the
activity?
EXPLANATION: •
The flower stand replaced a
vacant lot and is an interim use until the
lot can be sold.
2) Could the activity affect the use of a recreational x
area, or area of aesthetic value?
EXPLANATION: The stand has replaced a neglected
vacant lot prone to vandalism and vagrancy.
The activity has Improved the aesthetic value of
the site. No recreational activities were conducted
at or near the site.
3) Could the activity affect the functioning of an
established community or neighborhood? JL
EXPLANATION: The activity has improved the
functioning of the neighborhood, eliminating a
vacant iot prone_-tq vandalism and vagrancy.
4) Could the activity result in the displacement of
community residents? X
EXPLANATION: buildings were removed. The
sltClis and will remain zoned V-R.
YES NO
5) Could the activity increase the number of low and
moderate cost housing units in the city? x
EXPLANATION: The project Is small scale retai I
flower sales. No housing will be constructed.
6) Could the activity significantly affect existing
housing or create a demand for additional housing? ^
EXPLANATION: No housing wi,il be constructed or
removed. The stand is a small, family run
bus Iness . z
7) Are any of the natural or man-made features in the
activity area unique, that is, not found in other
parts of the county, state or nation?
EXPLANATION: it Is a graded, levelled,
formerly residential urban lot.
8) Could the activity significantly affect an
historical or archaeological site or its settings?
X
X
EXPLANATION: This site was a developed residential,
urban lot which lay vacant prior: to erection of the
stand.
9) Could.the activity significantly affect the
potential use, extraction, or conservation of a
scarce natural resource? _JL
EXPLANATION: There are no known scarce natural
resources on the site.
YES NO
10) Could the activity significantly affect fish,
wildlife or plant resources? x
EXPLANATION: The existing landscaping consists of
scattered, non-native residential trees and
shrubs, no water elements, or untouched
natural areas.
11) Are there any rare or endangered plant or animal
species in the activity area? ^
EXPLANATION: I-t Is a graded urban lot./
There are po known rare or endanqered plant
or animal species on the site.
12) Could the activity change existing features of any
of the city's stream, lagoons, bays, tidelands
or beaches? x
EXPLANATION: There are no water elements on
or adjacent to the site. Drip Irrigation is
employed and runoff from the site will not
Increase.
13) Could the activity result in the erosion or elimin-
ation of agricultural lands? _JL
EXPLANATION: The small scale flower production
is conducted on level land and utilizes
drip Irrigation and crop rotation. The activity
is preserving and protecting the land.
14) Could the activity serve to encourage development
of presently undeveloped areas or intensify develop-
ment of already developed areas?
EXPLANATION: The area Is developed. The flower
stand replaces a vacant lot formerly occupied
by a single family residence./
X
YES NO
15) Will the activity require a variance from estab-
lished environmental standards (air, water, noise,
etc.)?
EXPLANATION: The activity generates no air, wa t er ,
noise pollution..Drip Irrigation and organic
practices are employed on the site and no large
equipment is used.
16) Is the activity carried out as part of a larger
project or series of projects?
EXPLANATION: This Is a single, small scale,
family run, retail flower stand.
19) Will the activity involve the application, use, or
disposal of potentially hazardous materials?
EXPLANATION: The site grows and sells flowers on
a small scale. Sustainable gardening methods are
employed .and no hazardous chemicals are used.
X
X
17) Will the activity require certification, authoriza-
tion or issuance of a permit by any local, state
or federal environmental control agency? x_
EXPLANATION:
18) Will the activity require issuance of a variance or
conditional use permit by the City? x
EXPLANATION: A minor Redevelopment Permit.has been
applied for. '
X
20) Will the activi^involve construction of facilides "^^^
in a flood plain? x
EXPLANATION: The site is a graded, level,
urban lot located in the Redevelopment area of
downtown Carlsbad.
21) Will the activity involve construction of facilities
in the area of an active fault? x
EXPLANATION:
22) Could the activity result in the generation of
significant amounts of dust? ^
EXPLANATION: No construction or grading will
'>be done and no large equipment is used on the
site. Gravel covers the "U" driveway.
23) Will the activity involve the burning of brush,
trees, or other materials? ^
EXPLANATION: P^^'^^ residue is disposed of through
composting or use of the Clty'^s Green Waste
Program. No burning Is done at the site.
24) Could the activity result in a significant change
In the quality of any portion of the region's air
or water resources? (Should note surface, ground
water, off-shore.) ___
EXPLANATION: The vegetation on the site minimizes
runoff, efficiently utilizing rainfa4ili, DIcrpp
Irrigation is employed. Traffic generation from
sales consists primarily of neighborhood commuters
X
YES NO
25) Win the project substantially Increase fuel
consumption (electricity, oil, natural gas, etc.)? x
EXPLANATION: The activity isriconducted iin-rdaylight
hours. There Is no heating or electrical/gas burning
equipment on site. Labor is manual.
26) will the activity involve construction of facilities
on a slope of 25 percent or greater? ^
EXPLANATION: The site is level, previously graded.
27) Will there be a significant change to existing
land form? _JL
(a) Indicate estimated grading to be done in
cubic yards: ., .
(b) Percentage of alteration to the present
land form: .
(c) Maximum height of cut or fill slopes:
EXPLANATION: grading or construction was
done. The site jlc;- levels previously graded
28) Will the activity result in substantial increases
in the use of utilities, sewers, drains or streets? x
EXPLANATION: A sanitary toilet Is In service on
the site. Vegetation and drip Irrigation min i mi z e
runoff. Daily traffic generated by sales Is estimated
at 17 and is comprised primarily of neighborhood
commuters.
YES NO
29) Will the project significantly increase wind or
water erosion of soils? X
EXPLANATION; The project vegetation buffers
the soil from wind and water erosion.
30) Could the project significantly affect existing
fish or wildlife habitat? x
EXPLANATION: There are no water elements on site
. and the existing perimeter landscape vegetation
has not been disturbed.
31) Will the project significantly produce new light
or glare? x
EXPLANATION: There are no glass windows In the
stand. The activity operates In daylight
hours only.
10
GENERAL INFORMATION
APPLICANT:
OWNER:
REPRESENTATIVE:
Silvino Alvarez
2815 Jefferson Street
Carlsbad, CA 92008
(619) 434-1870
George, Betty Kelso
6831 Carnation Drive
Carlsbad, CA 92008
(619) 931-0266
Richard B. Macgurn, Esq.
1015 Chestnut Avenue, Suite E-3
Carlsbad, CA 92008
(619) 729-7162
SUMMARY TABLE
STREET ADDRESS:
APN:
SITE ACREAGE:
EXISTING ZONING:
EXISTING LAND USE:
PROPOSED LAND USE:
2815 Jefferson Street, Carlsbad, CA
203-110-29
13,504 sq. ft.
V-R
RMH/O
Flower production and sales
ENCLOSED BUILDING COVERAGE: 8'x 15' (120 sq.ft.)
OVERHANG COVERAGE: 15' X 20' (300 sq.ft.)
PERCENTAGE LANDSCAPING: 97%
NO. PARKING SPACES REQUIRED/PROVIDED: One
PROPOSED DENSITY: One Flowerstand
WATER/SCHOOL DISTRICT: CARLSBAD
AVE. DAILY TRAFFIC GENERATION: 17