HomeMy WebLinkAbout1961-06-05; Design Review Board; ; RP 91-03 - HALL MARTINAPPLICililDN COMPLETE DATE:
Mav 9. 1991
STAFF REPORT
DATE: JUNE 5, 1991
TO: DESIGN REVIEW BOARD
FROM: PLANNING DEPARTMENT
SUBJECT: RP 91-3 - HALL-MARTIN - Request for the conversion of two existing
residential units into four offices and the construction of four private garages
with surface parking and landscaping at 3179 Roosevelt Street in Sub
Area 4 of the Village Redevelopment Area.
1. RECOMMENDATION
That the Design Review Board ADOPT Design Review Board Resolution No. 169,
APPROVING RP 91-3, based on the findings and subject to the conditions contained
therein.
II. PROJECT DESCRIPTION AND BACKGROUND
The applicant is requesting a minor redevelopment permit to allow the conversion of an
existing one-story, two-unit residential structure to four commercial/professional offices,
totalling 1,183 square feet. In addition to the interior improvements, the proposal includes
an expansion to the existing structure to accommodate four one-car garages (approximately
20 feet by 14 feet in dimension) and a hallway for access. The development would also
provide landscaping, fencing, and surface parking with access off of Tyler Street. The
application is a minor redevelopment pennit because it involves a change of use in an
existing building and improvements of less than $50,000.00 in value.
Except for the existing residential building, the site is vacant and unimproved. Surrounding
land uses are a mix of light industrial to the west, and residential to the east and north.
The site to the south is currently vacant. The project site lies within Sub Area 4 of the
Village Redevelopment Area and, as such, is designated for light manufacturing and heavy
commercial uses. The properties in this area between Tyler Street and Roosevelt Street
have typically served as a transition zone between the industrial uses west of Tyler Street
and the residential and neighborhood commercial uses to the east.
m % RP 91-3 - HALL-MARTI
JUNE 5, 1991
PAGE 2
III. ANALYSIS
Plaiming Issues
1. Is the proposed development in conformance with the goals and objectives of the
Carlsbad Village Area Redevelopment Plan and the development standards and
design criteria of the Village Design Manual?
2. Is the proposed project consistent with the goals and objectives of the various
elements of the General Plan?
3. Does the proposed development comply with all applicable zoning ordinances as
contained in the Carlsbad Municipal Code?
4. Does the project deplete the amount of affordable housing within the City?
DISCUSSION
1. VjHa^e Area Redevelopment Plan/Village Design Manual Conformance
One of the primary objectives of the Carlsbad Village Area Redevelopment Plan is to
"eliminate blight and blighting influences that presently exist in the project area." The
project site is currently blighted as it contains an unhabitable residenti^ structure that has
boards covering the windows and is in general disrepair. Virtually no landscaping exists
on the site and there is no improved parking area or access point. Considering the
prominence of the site because of its three street frontages, redevelopment of this site
would significantly alter the blighted image.
The Village Design Manual caUs for all uses within Sub Area 4 to be neighborhood and
general conmiercial and/or light industrial. As stated previously, the area between Tyler
Street and Roosevelt Street acts as a transition area between these different uses. The
proposed office uses with associated garage/storage areas fit nicely into the transition
motif, as the offices are oriented towards Roosevelt Street while the garages and surface
parking are exposed to Tyler Street. The uses allowed in the offices will be only those
allowed by the land use standards in Sub Area 4 and will be controlled through certificates
of occupancy and business licenses.
The Manual also calls for all surface parking to be screened from residential uses and street
views. To accomplish this goal, a six foot high solid wood fence is proposed along the
northem property line of the site and a four foot wide landscaping strip will separate the
parking area from Pine Street and Tyler Street. The applicant is conditioned to process
landscape and irrigation plans prior to issuance of any building permit. This plancheck
must not only conform to the requirements of the Village Design Manual, but also with the
City's Landscape Guidelines Manual.
RP 91-3 - HALL-MARTI
JUNE 5, 1991
PAGE 3
Considering the project's elimination of blight, suitability of use, and provision of required
landscaping and fencing, the proposal can be found to conform to both the Village Area
Redevelopment Plan and the Village Design Manual.
2. General Plan Consistency
The Land Use Element of the General Plan requires individual projects to be developed on
sites large and level enough to provide ample onsite parking, appropriate landscaping and
loading facilities. The Circulation Element states that safe, adequate, and attractively
landscaped off-street parking facilities should be provided with all new development. The
proposed seven-space parking area provides adequate surface parking, even if all garages
are used for warehousing uses. All required circulation aisle widths and tumarounds are
being provided and, as described above, the parking area will be landscaped in accordance
to the Landscape Guidelines Manual. The proposed redevelopment is therefore consistent
with the various elements of the General Plan.
3. Compliance with Zoning Ordinance
The proposed project meets all applicable zoning requirements and no variances or
exceptions are necessary. A total of seven parking spaces are required when the garages
are parked at the standard for warehouse uses and these spaces are being provided in
larger dimensions than required by code. Although no setback requirements are in place
due to the commercial zoning, the building has side yards of seven to nine feet in width
and an eight foot front yard setback. The landscaping strip screening the parking area
meets the minimum four foot width required by code, and all fencing complies with the six
foot maximum side yard fence height and the three and one half foot maximum height for
front yard fencing.
4. Affordable Housing Supply
The existing residential stmcture is currently unoccupied and in disrepair. The units are
uninhabitable without significant improvements and, therefore, are not considered part of
the existing housing supply. The long range plan for this sub area calls for commercial
uses and would not be a likely future source of housing. Given this, the conversion of
these units does not deplete the City's supply of affordable housing.
IV. ENVIRONMENTAL REVIEW
Since the project is a minor conversion of the use within an existing building and involves
only minor constmction, the Planning Director has determined that the project is exempt
from environmental review as stated is Section 15303(c) of the Califomia Environmental
Quality Act and has, therefore, issued a Notice of Exemption on May 14, 1991.
RP 91-3 - HALL-MARTI
JUNE 5, 1991
PAGE 4
SUMMARY
As shown above, the proposal is in conformance with the Village Design Manual and the
Village Area Redevelopment Plan and is compatible with the surrounding uses. Based upon
this confonnance, staff recommends that the Design Review Board approve RP 91-3.
ATTACHMENTS
1. Design Review Board Resolution No. 169
2. Location Map
3. Background Data Sheet
4. Disclosure Statement
5. Notice of Exemption, dated May 14, 1991
6. Exhibits "A" - "B", dated June 5, 1991
May 13, 1991
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Gity of Garlsbad
HALL/MARTIN PROJECT RP 91-3
mt ACKGROUND DATA SHEET
CASE NO.: RP 91-3
CASE NAME: HALL-MARTIN
APPLICANT: Joseph J. Martin and Matthew Hall
REQUEST AND LOCATION: Conversion of two existing Residential Units to four Office
and Constmction of four Private Garages.
LEGAL DESCRIPTION: Lots 30. 31 and 32 of Tract No. 106. according to Map 775
recorded March 17. 1915 in Countv of San Diego.
APN: 204-085-08 Acres 0.22 Proposed No. of Lots/Units N/A
(Assessor's Parcel Number)
GENERAL PLAN AND ZONING
Land Use Designation CBD
Density Allowed N/A
Existing Zone VR
Density Proposed N/A
Proposed Zone VR
Sunounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning
Requirements.)
ZONING LAND USE
Site VR RESIDENTIAL
North VR RESIDENTIAL
South VR VACANT
East VR RESIDENTIAL
West VR INDUSTRIAL
PUBLIC FACILITIES
School District Carlsbad Water District Carlsbad Sewer District Carlsbad
Equivalent Dwelling Units (Sewer Capacity) 1.28
Public Facilities Fee Agreement, dated April 1. 1991
ENVIRONMENTAL IMPACT ASSESSMENT
Negative Declaration, issued
Certified Environmental Impact Report, dated
Other, Notice of Exemption, dated Mav 14. 1991
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of Carlsbad
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DISCLOSURE STATEMENT
APPLlCA^f^S STATEMENT OF DISCLOSURE OF CERTAH^ OWNERSHIP IhfTERESTS ON ALL APPUCATIONS WHICH WILL REQUIRE
DISCRETIONARY ACTION ON THE PART OF THE CITV COUNCIL, OR ANY APPOINTED BOARD, COMMISSION Ofl COMMfTTEE.
(Please Print)
The following information must be disclosed:
1
2.
Applicant
List the names and addresses of all persons having a financial interest in the application.
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Owner
List 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 all individuals owning more than 10% of the shares in the corporation or owning any partnership
interest in the partnership.
If any person identifled 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 Paimas Orive • Carlsbad. California 92009-4859 • (619) 438-1161
Disclosure Statement
(Over)
Page 2
5. Have you had more than $250 worth of business transacted with any member of City staff, Boards,
Commissions, Committees and Councii within the past twelve months?
Yes No If yes, please indicate persQn(s)____
Peraon is defined as: 'Any individual, firm, copartnership, joint verrtura, association, sociai club, fratarnal organization, corporation, estate, trust,
racaivar, syndicata, this and any othar county, city and county, city municipality, district or othar political subdiviaion, or any othar group or
combination acting as a unit*
(NOTE: Attach additional pages as necessary.)
/Yl/^HmJ live
Print or type name of owner
gnature of appiicant/date
Print or type name of applicant
FRM00013 8/90
Notice of Exemption
From: City of Carlsbad
Planning Depaitment
2075 Las Palmas Dr.
Carlsbad, CA 92009
(619) 438-1161
To: _ Office of Planning and Research
1400 Tenth Street, Room 121
Sacramento, CA 95814
X County Clerk
County of San Diego
Attn: Mail Drop C-11
220 West Broadway
San Diego, CA 92101
Project Title Hall-Martin
Project Location - Specific 3179 Roosevelt Street
Project Location - City: Carlsbad Project Location - County San Diego
Description of Project: Conversion of two residential units to four offices and constmction of
four private garages.
Name of Public Agency Approving Project: Citv of Carlsbad
Name of Person or Agency Carrying out Project: Hall-Martin
Exempt Status: (Check one)
Ministerial (Sec. 21080(b)(1); 15268);
_ Declared Emergency (Sec. 21080(b)(3); 15269(a));
Emergency Project (Sec. 21080(b)(4); 15269(b)(c));
_X Categorical Exemption. State type and section number: 15303(c)
_ Statutory Exemptions. State code number:
Reasons why project is exempt: Conversion of use within a small building and minor
constmction on a level infill pad.
Lead Agency
Contact Person: Mike Grim Area Code/Telephone/: r6l9^ 438-1161. X 4499
Extension If filed by applicant:
1. Attach certified document of exemption finding.
2. Has a notice of exemption been filed by-Jlie public agency approving the project? Yes No
Signature: ^'^UJ^ii(]IX]J/^^ Date: ^ji^j^^ Title: Planning Director
MICHAEL J. HOLZMILLER
,6 Signed by Lead Agency
• Signed by Applicant
Date received for filing at OPR:
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Revised October 1989