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Home My WebLink About1987-10-21; Design Review Board; ; RP 87-11 - VILLAGE FAIREAPPLICAT. SUBMITTAL DATE: JULY 24, 1987 STAFF REPORT DATE: OCTOBER 21, 1987 TO: DESIGN REVIEW BOARD FROM: PLANNING DEPARTMENT SUBJECT: RP 87-11 VILLAGE FAIRE Request for a major redevelopment permit to develop a specialty retail shopping center at the northeast corner of Carlsbad Boulevard and Carlsbad Village Drive in Subarea 5 of the VR Zone (Zone 1). I. RECOMMENDATION That the Design Review Board APPROVE the Negative Declaration issued by the Planning Director and ADOPT Resolution No. 106 APPROVING RP 87-11, based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION The applicant is requesting a major redevelopment permit to construct a 69,900 square foot specialty retail shopping center. The project will encompass the entire block bounded by Carlsbad Boulevard, Carlsbad Village Drive, Washington Street and Grand Avenue with the exception of Neimans and both the existing doctor's office and the tackle shop located at the northwest corner of the block. The 3. 66 acre site is vacant and slopes approximately 10 -14 feet downward from west to east. The proposed project consists of three buildings (excluding Neimans) clustered around a central plaza and surrounded by perimeter parking. The buildings range in height from one story (average of 20 feet) along Carlsbad Boulevard to two story (average of 28 feet) along the other three streets. A quasi- Victorian architectural style was chosen for the project to make it compatible with the traditional Victorian architecture of Neimans. The proposed development will be comprised of specialty retail stores catering to the local residents as well as the tourist trade. .. October 21, 1987tf RP 87-11 VILLAGE FAIRE Page 2 III. ANALYSIS Planning Issues • 1) Is the proposed project consistent with the goals and objectives of the Village Design Manual? 2) Does the project comply with the development standards of the Village Design Manual? 3) Is there enough parking to handle the traffic generated by the site? 4) Does the project comply with the requirements of the Zone 1 Local Facilities Management Plan? IV. DISCUSSION A. Village Redevelopment Area Goals As stated, the subject site is located in Subarea 5 which has traditionally functioned as the major north/south thoroughfare for the downtown area and has been envisioned as serving the major tourist commercial center for the Redevelopment Area. Carlsbad Boulevard has been designated as a Special Treatment Area. The proposed project is consistent with the goals of the Village Design Manual by providing retail uses which will focus on the tourist/commercial market. The project could also serve as a link between the beach area and downtown Carlsbad by encouraging pedestrians to stroll from one area of downtown to another. Both Carlsbad Boulevard and Elm Avenue will be improved as part of the Redevelopment Streetscape Plan. Improvements will include medians on both streets, curbs, gutters, sidewalks, pavement treatment, and street trees. Also included in this plan are two focal points one at the northeast corner of Carlsbad Boulevard and Carlsbad Village Drive and also one at the south side of Rotary Park. Both of these enhancements will be financed through Redevelopment bonds. B. Village Design Manual Standards 1. Parking -General During preliminary review of the proposed project, there were a number of policy issues which concerned staff. These issues October 21, 1ga7~ • RP 87-11 VILLAGE FAIRE Page 3 focused on the proposed parking ratio, parking on Washington Street and Grand Avenue, site intensity, and pedestrian orientation. In response to these concerns, staff met twice with the Design Review Board in a public forum. The Design Review Board granted the project some relief from regular standards and set the following parameters: a. b. c. Design Review Board 1 required parking space for each 250 square feet 15% mixed-use credit 2000 square feet maximum gross area for any food service use (Zoning Standard Ordinance) 1 required parking space for each 200 square feet No mixed use credit No maximum at 1:200 d. g spaces in front of Neimans No relief on parking Carlsbad Boulevard frontage will be deleted from the plan to allow for better pedestrian access and landscaping. These g spaces will be subtracted from the parking requirement for the project. Bicycle parking will be provided onsite preferably at entrance areas. e. Off-site parking allowed on Grand Ave. No off-site parking normally allowed -go 0 parking on Washington Street is acceptable Credit will be given to this project for 30 spaces on the east side of Washington Street on public property. No go 0 parking on a public street No credit The above-listed items are discussed more completely later in the report. Based on relief by the Design Review Board as permitted in the V-R Zone, however, the proposed plan does meet all the development standards for a Redevelopment Area project. Parking for the proposed project was a major staff concern. The parking ratio for a shopping or specialty center of this type is 1:200; the ratio for individual retail without restaurants is October 21, 1987~ RP 87-11 VILLAGE FAIRE Page 4 1:300. The Design Review Board elected to compromise at a parking ratio of 1:250 square feet. This was based, however, on the condition that the maximum gross floor area of any food service use/restaurant would be 2000 square feet. This would preclude another full scale restaurant (i.e. Neimans) from developing on the site. The applicant was also given credit for a 15% mixed use reduction in meeting the parking requirement. The nine existing spaces in front of Neimans on the Carlsbad Boulevard frontage were eliminated from the plan to allow for additional landscaping. These spaces were deleted from the parking requirement for the project as both staff and the Design Review Board felt landscaping near this intersection was extremely important. 2. PARKING SUMMARY Listed below is a summary of both the required and provided parking: Parking Required New building (69,900 sq ft) at 1:250 Credit for Neimans Subtotal Less 15% reduction for common usage Gross Total Required Credit for eliminated Neimans spaces Net Total Required Parking Provided Onsite East Washington street Grand Avenue leased lot (Alterative B) 280 stalls 90 stalls 370 stalls 56 stalls 314 stalls 9 stalls 305 stalls 204 stalls 30 stalls 63 stalls 297 stalls As can be seen above, the applicant is required to provide 305 parking spaces and is proposing to provide 297 spaces. A condition has been placed in the approving resolution requiring the applicant, prior to the issuance of building permits, to reduce the building square footage by 2,000 square feet to compensate for the lack of eight spaces. October 21, 1987~ RP 87-11 VILI.AGE FAIRE Page 5 3. Grand Avenue Parking Section 21.44.050(5) of the Zoning Ordinance allows for the use of common parking facilities "provided the total of such offstreet parking spaces, when used together, shall not be less than the sum of the various uses computed separately." Because the Design Review board has indicated that offsite parking is acceptable on this project, it would comply with this requirement for the use of the Grand Avenue lot towards meeting the parking requirement. Two alternatives have been provided and are discussed below. Alternative A: This is the parking design recommended by staff as the preferred alternative. The Housing and Redevelopment Director is presently assembling a parking lease agreement between three existing property owners (Bully's, Kay Christiansen, Ralph Burnett). If this attempt is successful, the Redevelopment agency would lease the subject site from the three property owners. The Redevelopment Agency or the developers would then install the improvements and sub-lease spaces back from Redevelopment. This plan provides for 104 parking spaces, of which the applicant seeks credit for 71 parking spaces. If this agreement is not completed prior to the issuance of building permits, then the applicant will be required to put in Alternative B. Alternative B: This parking design would provide the applicant with credit for 63 parking spaces. The design of this lot meets city standards. It should be noted that with this alternative, the applicant is short eight parking spaces. As mentioned earlier, Redevelopment is trying to assemble Alternative A; however, if that doesn't work out, then the applicant will have to revert to Alternative B and reduce building square footage, as conditioned. During conceptual review of the proposed parking lot on Grand Avenue, the City• s traffic consultant, Marty Bouman, expressed concern regarding pedestrian safety. It was his opinion that a midblock crossing would endanger pedestrians, particularly from cars travelling north on Carlsbad Boulevard and turning east on Grand Avenue. In response to this concern, the applicant is installing a median on Grand to direct pedestrians to the existing end-block intersections. October 21, 1987~ RP 87-11 VILLAGE FAIRE Page 6 c. Washington Street Washington street currently functions as a paved alley. The applicant is proposing to dedicate eight feet to increase the width of Washington Street to 30 feet. This increased width then provides the opportunity for the applicant to utilize 90° parking on his property. The Design Review Board has granted approval to the applicant to credit the 30 parking spaces on the east side of the street towards meeting the parking requirement; however, these spaces will remain as public parking. A landscaped island will be installed at the Washington Street/Carlsbad Village Drive entrance which will preclude traffic from making left turns onto Carlsbad Village Drive. This was provided to meet Engineering staff concerns regarding delayed cars backing up and waiting on the railroad tracks. Cars leaving the project and returning to Carlsbad Village Drive (to I-5) will first have to return to Grand Avenue. Although this route is somewhat circuitous, it is acceptable to Engineering staff. Washington Street also serves as a circulation route for North County Transit buses after they leave their present transfer location at the northwest corner of the project site and return to Carlsbad Boulevard. After development of the proposed project, buses will be rerouted to either Jefferson street or Roosevelt Street where they will turn south and return to Carlsbad Village Drive. Both of these intersections will be signalized and financed as part of the streetscape plan. Leaving the transfer site at its present location and developing the project site may necessitate a reduction in the number of buses which can utilize the site at one time. This reduction may be necessary to ensure adequate sight distance at the northern project entries as well as safe intersection clearance at Carlsbad Boulevard and Grand Avenue. Overall, traffic analyses by City staff indicate that points of traffic conflict and safety concerns have been mitigated through onsite circulation design, median construction, and movement restrictions on the public street. D. Design/Architecture As previously stated, the project consists of three buildings clustered around a central plaza. The structures on Carlsbad October 21, 19874t RP 87-11 VILLAGE FAIRE Page 7 • Boulevard are one story in height, but follow the natural slope and become two stories at the rear. The remaining elevations are two stories and have an average height of 28 feet to the midpoint of the roofline. To link the proposed project with downtown Carlsbad, the applicant has "opened up" the northeast corner of the project. This area will feature outdoor eating at ground level and on a second floor deck. staff would have liked to seen the project opened up more with less perimeter parking for more pedestrian orientation; however, it is anticipated that people will be drawn into the project from Grand Avenue and in return will also encourage those who are eating to walk downtown. This corner will be accented with specimen sized trees and will serve as a focal point as well as the main entry on the north side. All entries will feature enriched pavement treatment and landscaping. The building elevations will consist of white stucco with offset projections of light gray wood siding and brick veneer to provide vertical accent. Other design features include arched and paned windows, trellises, railings with flower boxes, painted cornices, and outdoor benches. The buildings are articulated with many "ins and outs", as well as dormers to break up the rooflines. To ensure signage will compliment the proposed project, a detailed sign program will be prepared by the applicant prior to the issuance of building permits. Rotary Park will remain a public park: however, the applicant has offered to do some minor enhancements. This includes the relocation of the existing gazebo to the park, placement of the "Twin Inn" chickens at the north end of the park, and a meandering walkway which will connect with the streetscape entry on Carlsbad Village Drive. Bike racks will be provided as well as a green plastic-coated chain link fence along the railroad. At the present time, the park is almost hidden and relatively unused. With the development of the proposed project, it is likely the park will become more heavily used as shoppers stop to eat or rest. With regard to landscaping, the perimeter "setback areas" will have less than the City requires outside redevelopment. This is due to the tightness of the project as everything possible was done to achieve as much parking as possible. The City's streetscape program should help to mitigate this problem, however. Finally, the city has added a condition for the applicant to receive an area on the project's site as staff feels there is a October 21, 1987~ RP 87-11 VILLAGE FAIRE Page 8 • need for public art in this area of the City pursuant to the City's Arts Element. E. Public Facilities Adequacy The subject property is located in Local Facilities Management Plan Zone 1. All facilities, except circulation, comply with the cities adopted performance standards. One intersection, Carlsbad Village Drive at southbound I-5, does not comply with the adopted performance standard. At the afternoon peak hour, it operates at level of service E. This situation can be remedied by a restripping as shown by Exhibit "Y". The cost for this restripping is negligible and has been made a condition of approval for this project. F. Consistency with the Local Coastal Plan The proposed commercial project is consistent with the Local Coastal Plan designation for this area of the City. The proposed project is not consistent with the Local Coastal Plan, however, in regards to parking. In 1985, Section VII of the Village Design Manual was amended to prohibit parking exemptions which would reduce offstreet parking in the Redevelopment Area. Because the city does not have the jurisdiction to relieve the parking standards, any such reduction would require Coastal Commission approval as well as a Local Coastal Plan Amendment. When the City receives authority to issue coastal permits, it still will not have jurisdiction to reduce parking requirements. Such a reduction would still require Coastal Commission approval. It should be noted that although the City may approve this project, the Coastal Commission may not. For this reason, staff has included a condition which stipulates that City approval of RP 87-11 is contingent upon approval by the Coastal Commission. G. Summary The applicant has met the minimal requirements established by the Design Review Manual and the Design Review Board. The square footage required to make the project economically feasible as well as the subsequent parking requirements restrict the project's site design. Staff suggested partial underground parking, but the applicant stated the costs would be prohibitively expensive. If the project were reduced in intensity, less parking would have been required which would have increased the area available for landscaping, particularly along the street frontages. To meet the required parking, the October 21, 1987~ RP 87-11 VILLAGE FAIRE Page 9 • applicant was granted a reduced parking ratio, a 15% parking credit, and parking on Washington Street. With these considerations, the applicant was able to produce a site design which addresses the major concerns of staff. It is also felt by staff that the project will be successful and be a benefit to the downtown area. The applicant has met all the requirements necessary for a Redevelopment area project, and for this reason, staff recommends approval of RP 87-11. V. ENVIRONMENTAL REVIEW The Planning Director has determined that this project will not have a significant impact on the environment and, therefore, has issued a Negative Declaration on September 16, 1987. ATTACHMENTS 1. Design Review Board Resolution No. 106 2. Location Map 3. Background Data Sheet 4. Disclosure Form 5. Reduced Exhibits 6. Exhibit "X", dated October 21, 1987 7. Exhibit "Y", dated October 21, 1987 8. Environmental Documents 9. Exhibits "A" -"J", dated October 21, 1987 AML:dm 9/17/87 -0 > () () 0 () m > z GENERAL PLAN HSIDINTIAL RL LOWDEMITY(O·Ul IU.\I LOW-MEDll:M DENSITY ( O· 4) RM MEDIL'M DENSITY(4·8) RMH MEDIL"M HIGH DENSITY(8·15) RH HIGH DENSITY ( 15-2)) COMMIRCIAL ) RR1 INTENSIVE REGIONAL RETAIL ( c9-Plaza Camino Rc,al l RR£ EXTENSIVE REGIONAL RETAIL (q. Car Counuy Carlsbad) RS REGIONAL SERVICE C COM ML "NITY COMMERCIAL N NEIGHBORHOOD COMMERCIAL TS TRAVEL SERVICES COMMERCIAL 0 PROFESSIONAL RELATED CBD CENTRAL BlSINESS DISTRICT Pl PLANNEDINDl:STRIAL G GOVERNMENT FACILITIES L: PL"BUC l'TIUTIES RC RECREATION COMMERCIAL SCHOOLS E ELEMENTARY J Jl"NIOR HIGH H HIGH SCHOOL P PRIVATE OS OPEN SPACE NRJl NON RESIDENTIAL RESERVE ZONING a > .. .,, ffl o-----~ • .. HSIDINTIAL P·C PLANNED COMML'NITY ZONE R·A RESIDENTIAL .\GRJCL"LTL"RAL ZONE R·E Rl"R.U RESIDE!'oTIAL ESTATE ZONE R· I ONE-FAMILY RESIDE.'TIAL ZONE R·Z TWO-FA.\IILY RESIDENTIAL ZONE n > .. ,-• .. > g .. ,-< g R-' Ml"LTIPLE FA.\IILY RESIDENTIAL ZONE IEl!CH AYI! Cl!OAR AVI! GRAND AYI! ELM AYI! I ,___ OAK AYI! PINI! AYI! R-,L LLMITED l,tl"LTI-FA.MILY RESIDENTIAL ZONE RD·M RESIDENTIAL DENSITY·ML"LTIPLE ZONE RD-H RESIDENTIAL DENSITY-HIGH ZONE RMHP RESIDE1'TIAL MOBILE HOME PARK ZONE R·P RESIOE.',TIAL PROFESSIONAL ZONE RT RESIOE.','TIAJ. TOLRJST ZONE RW RESIOE."111Al. 117.TE.RWAY ZONE COMMIRCIAL 0 OFFICEZONE C-1 NEIGHBORHOOD COMMERCLU ZONE C· Z GENEJIAL COMMERCIAL ZONE C·T COM.\IERCIAL-TOL lUST ZONE C·M HEAVY COMMERCIAL• LL'IIITED l!l,Ul:STRJAL ZONE M INDt:S11UAI. ZONE P·M PLANNED ll'o1X!STR1Al ZONE OTHIR F-P A.OODPLA!N OVERLAY ZONE L·C LIMITED CONTitOL OS OPEN SPACE P·U P{;euc LTIUTY ZONE VILLAGE FAIRE Site ----D [ City of Carlsbad RP 87-11 ~---~--~---------------'---------------------------------- • BACKGROUND DATA SHEET CASE NO: RP 87-7 APPLICANT: VILLAGE FAIRE REQUEST AND LOCATION: Redevelopment Permit to approve construction of a specialty retail shopping center at the northeast corner of Carlsbad Boulevard and Carlsbad Village Drive. LEGAL DESCRIPTION: A portion of Map 1661 of Carlsbad Lands. Tract 96 APN: 203-174-06 07 Acres 3.66 Land Use Designation Proposed No. of Lots/Units GENERAL PLAN AND ZONING CBD N/A Density Allowed N/A Density Proposed --~~~N~L~A=-~~- Existing Zone VR Proposed Zone --~~~~N~/A=-=--~~~~ surrounding Zoning and Land Use: Zoning Land Use Site VR CBD/vacant North VR CBD/commercial South VR CBD/commercial East VR OS/Rotary Park West VR CBD/commercial PUBLIC FACILITIES Carlsbad/ School District Carlsbad Water* Costa Real Sewer Carlsbad EDU's N/A Public Facilities Fee Agreement, dated July 24. 1987 (*The City of Carlsbad will provide water service to all projects in Carlsbad except those located in the Olivenhain and San Marcos Sewer Districts.) ENVIRONMENTAL IMPACT ASSESSMENT X Negative Declaration, issued September 16, 1987 ~~-E.I.R. Certified, dated Other, APPLICANr: AGENI': Mn-mERS: ·e OISCLOSORB PORN TIO/TIL Name (individual, pirtnership, joint venture, corporation, syrxHcation) 2978 Carlsbad Blvd., Carlsbad, CA 92008 Business Address 434-3157 : Telephone. Ntlli)er DHW Ltd. Name 640 Grand Avenue, Carlsbad, CA 92008 Business Address 434-3157 Tele~ne NtmJer Steve Densham 3965 Monroe Street Name (individual, p:trtner, joint venture, corporation, syrdication) 2978 Carlsbad Blvd., Carlsbad, CA 92008 Business Address 434-3157 Hane .Address Telei;none Nunber Telepxme Nl.l'li)er Dooley McCluskey, Inc. Name Hane Address 640 Grand Avenue,· Carlsbad, CA. 92008 Business Address 434-3157 Telephone Nl.lllber Telephone Nl.lYt)er (Attach rore sheets if necessary) The applicant is required to apply for Coaata1 co .. ission Approva1 if located in the Coaata1 lone. I/We declare under penalty of perjury that the information contained in this disclosure is true and correct ard that it will remain true ard correct atrl may l:e relied upon as l:eing true and correct 1r1til ane<Jled. ~ ~Icim TIO/TIL by: Steve Densham BY Agent, ONner, Partner V L L A G E F A I . R E CAR l S 8 AD. CAL IF OR N I A T. I. 0. / T. 1. L. L I M I T E D All(HJTE(T S McCLELLAN CRUZ GAYLORD ASSOCIATE ---, I V 0 ~ < > :, 0 0 < :;; ~ < u ====="",/ El(•STINCl L L A 1 IJ G E CARLS 8 A 0, CA l IF ORN I A T. I. 0. I T. I. L. L I M I T E D A 11 (HIT (CT F McCLELLAN CRUZ GAYLORD ASSOCIATES ,,, IOVIN <OI IOf1ll •~10,\11.1\IOII •H PAUOINA.CA10IOIN1• 11111 •••HJU fll1 l/\NDSCA'1 A•CHIHCt DIKE·RUNA , .. ••••011 c1 .. ,1, Dl••1.1u,u .... ••••on u .. c, c .. ,,.o,.,,. uu• ,.,.,u, u,, A I I Jt J, ~~ ~ rJ, (fJ c:, --- IH,~, .. -=hi+-,l~..11-l"""'=++-+~..:..:* """'" .-, R E 1"""'°~--e..,..i.~ 't"~~~ ... -....e,,,tt.~..-... 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I ,\ T E S O!Kf· RUNA Elm Ave. Level E FLOOR PLAN fl) 111 I I 20 i -I l I ~ I ---------1 I 1,---1 i -u'E ~1 ~~ __ J ~_J C < ~ ~ ~ < CK/I.NI) AVlNlJl I ---yI. ·-. ---+~ . ULLllJJUUJJUU ~i.~.:Jlliillj [llJULWJ 1111 ~ l L M A V I I"< l; I V L L A G E F ---------·-----·-· ---·-.. ----·-----... ___ .. _ ( \KL'> IJ AU. < \LI r <JI..:' f ,\ ,,,, T. I. 0. I T. I. L. L I ,\I I T f lJ \II(" /r<' :,1, ( l ~ l l ,\ r-... CI{ U I <, \) l U ~ t .\ tJ • . 1 I " 11\t.lJ'i{AI'[ /\R(l11TE(! DlKErRUNA ,., ~,,...,,., "~"' ""Y' """ •u,.,,.,roH ••~Cu c~""'""~ .u .,,.,.,• IJOO A R ... . Carlsbad Blvd. Level E FLOOR PLAN fl) 111 I I 20 V i--SHl,_GU ltOOf :WOOD SIDING -ptANTElt80X -~ .L. j L L I EXTEltl~ CEMENT PLASTER FINISH --t---. i J A G E F ( \ I-l "Ii \ I) ( \ l t I 11 f..: 'I\ < >. T. I. L. L I M I T l IJ \ ~ <.. ti l T \ <.. ' "-' , \ I l I I \ "-\ K l, 7 G ,\ Y l O R l> A ".I :-. < J l I \ t I ~ ,O> <UOc1, .vt~VI 11,iH •H .4 .. 00 ... CAt 1100,.,4 .. IOI 10oa1 >•l ••" LANDSCAPE IIRCHIT(CT DIKE·RUNA I .. ·-SHINGLE ROOF BRIC!(, vtNEEI: FINISH VIEW FROM ELM AVENUE . EXISTING ~(ST~U~ANT VIEW FROM CARLSBAD BLVD A R E ELEVATIONS 1111 I • ~INQ.[ROOf I UICKvt:NEUFINISH i I __ 1 i I £XTERK>R CEMENT PlASTER flN1St1 UNDU (AN()PY SIGNAGE, INOIVIDUALLETIFRS ''"'"' ---PlANTEll80K CLEAA GLASS, TYPICAL --------> __ 1 ---4 ·-UTERlrnl:CEM[NTPLASHRflNISH -I !IRK"-Vf"HR fl',11$tl SHINGl(R(X)f ( \I.; I < \L 11 (II,;'-. I\ 1. 0. T. I. L. L I ~\ I T E I l \ ~ , 11 I l 1 , I '\\ r ( l [ I l ,\ "'\ CI.: U I. C...:., 'I' LO I( I) \ \ \ t I ( I \ I l .., ,., ,o,.,,,. ,o• •01t10 •~•,.u• ,u,H ... •tUOl,.4, <"•"0""~ ,, ,., ,,, ",,, ••, • LANDSCAP'E AI.CHITf(T OIKE·RUNA ..... ,.,011 "'"'" cu, .. , 1u,11 ..... ,.,a,, IUCN. ~ .... ,, ..... ,u, ......... »o M(TA.L l!:AILING W(X)D S101"'C. - !~T[l/1()1/C{M(Nl P\.>.STCllflNIS.1 lllUllSGIIILl • VIEW FROM GRANO AVE. e 1111 I • V L L PARllAL EJ\l.ARGED WDNG B..EVATION Blti,g 3 A G E CARLSBAD, CALIFORNIA T. I. 0. / T. I. L. L I M I T E D ARCHITECT F MC ~ul,oEu,L., ~o~.~.l(f~~ .. ~1.~u .. f.~ Y .. ~D?.. .. ~c:!no~ ... ~ ~.~, S,1.,~}},5 tANOSCAP[ ARCHITECT OIKE·RUNA UO NIW•o'1 (! '-JI o U"~I U1'11 •n "' w,<JOI U ~P< '°"""'-" .,,.o , "" '" ; IOO A R E V L L A G E F CI\ R l S 8 AD, CA l J FOR N J A T. I. 0. I T. I. L. L I M I T E D ARCH IT (CT McCLELLAN CRUZ GAYLORD ASSOCIATES A R E ~·-('ow/I'- 1'*"-----S>f~- J ' ' • PROJECT SUMMARY Perinitted Uses 1. Uses perinitted in the CT Zone. • EXHIBIT "X" OCTOBER 21, 1987 2. Incidental and compatible uses such as those allowed in the C-2 Zone may be perinitted when found by the Redevelopment Director to be compatible with the CT uses listed above. 3. Any food service use; however, the maximum square footage may not exceed 2000 square feet. Building Coverage (new) Neimans Paved Area Landscaped Area Parking Required New buildings (69,900 sq ft) at 1:250 Credit for Neimans Subtotal Less 15% reduction for common usage Gross Total Required Credit for Neimans spaces Net Total Required Parking Provided Onsite East Washington Street Grand Avenue leased lot Compact Spaces 79 spaces 40% 69,900 S.F. 12,000 S.F. 280 90 370 56 314 9 36% 24% stalls stalls stalls stalls stalls stalls 305 stalls 204 stalls 30 stalls 62 stalls 296 stalls *Applicant must reduce building square footage until the proper number of parking spaces can be provided. ---------------------------------------------~---------- • A. Improvements Needed Today Carlsbad Village Drive at Southbound I-5 • EXHIBIT 11y 11 OCTOBER 21, 1987 The level of service analysis determined that this intersection currently operates at Level of Service C during the morning peak hour and Level of Service E during the afternoon peak hour. The afternoon Level of Service Eis the result of a heavy eastbound through trip demand conflicting with the westbound left turn. There is also a heavy southbound-to-westbound right-turn demand. Redesignation of the southbound approach to provide a right-turn only and an optional right-turn/left-turn and restriping of the eastbound approach to provide an optional through or right-turn lane would result in a Level of Service of Band C during the respective morning and afternoon peak hours. Estimated cost is negligible. co en It> ~ J ~ CARLSBAD VILLA ~ .... GE ---· DRIVE .- +- r • PLANNING DEPARTMENT <ttitp of <ttarl~bab CORRECTED NEGATIVE DECLARATION • 2075 LAS PALMAS DRIVE CARLSBAD, CALIFORNIA 92009-4859 (619) 438-1161 PROJECT ADDRESS/LOCATION: Northeast corner of Carlsbad Boulevard and Carlsbad Village Drive PROJECT DESCRIPTION: Specialty retail shopping center The City of Carlsbad has conducted an environmental review of the above described project pursuant to the Guidelines for Implementation of the California Environmental Quality Act and the Environmental Protection Ordinance of the City of Carlsbad. As a result of said review, a Negative Declaration (declaration that the project will not have a significant impact on the environment) is hereby issued for the subject project. Justification for this action is on file in the Planning Department. A copy of the Negative Declaration with supportive documents is on file in the Planning Department, 2075 Las Palmas Drive, Carlsbad, California 92009. Comments from the public are invited. Please submit comments in writing to the Planning Department within ten (10) days of e of · DATED: October 9, 1987 CASE NO: RP 87-11 APPLICANT: VILLAGE FAIRE PUBLISH DATE: October 9, 1987