HomeMy WebLinkAbout1991-12-18; Design Review Board; ; RP 91-08 - GAMETOWNEWJ
APPUCATION COMPLETE DATE:
AUGUST 29. 1991
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DATE:
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FROM:
SUBJECT:
I.
gTAFF REPORT
DECEMBER 18, 1991
DESIGN REVIEW BOARD
PLANNING DEPARTMENT/REDEVELOPMENT DEPARTMENT
RP 91-8 - GAMETOWNE - A Major Redevelopment Permil to allow the
demolition of an existing retail use and the constmction of a two story retail
building of 3,000 square feel within Sub-area 1 ofthe Village Redevelopment
Zone at 2933 Roosevelt Street. The project site has a general plan
designation of Central Business District (CBD) and is wilhin Local Facilities
Managemeni Zone 1.
RECOMMENDATION
That the Design Review Board ADOPT Design Review Board Resolution No. 176
RECOMMENDING APPROVAL of the Negative Declaration issued by the Planning Director
and ADOPT Design Review Board Resolution 177 RECOMMENDING APPROVAL of RP 91 -8
based on the findings and subject lo the conditions therein.
n. PROJECT DESCRIPTION AND BACKGROUND
The proposed project involves the demolition of the existing Gametowne retail use at 2933
Roosevelt Street and the constmction of a two story 3,000 square foot retail building
designed for two retail tenants (one of them being Gametowne). The site is surrounded
by existing development within the City's Central Business District.
The proposed building complies with all applicable development standards and features an
architectural style that maintains the existing village scale and style as described by the
Design Manual and Village Area Redevelopment Plan. As shown on Exhibits "C and "D",
dated December 18, 1991, the proposed building has a variety of pitched roofs, textured
stucco and plant-on wall and window detailing. As shown on the floor plan (Exhibit "B",
dated December 18, 1991), the project provides pedestrian orientation with a central
corridor that connects the parking area in the rear with the Roosevelt Slreet frontage. In
addition, an open roof garden is provided on the upper level. Since the projeci is for a
retail use, no food serving use of any kind will be allowed since appropriate parking
requirements cannot be met. The retail use of 3,000 square feet requires 10 spaces; which
are provided on-site. As shown on Exhibit "E", dated December 18, 1991, the project also
proposes landscaping on the roof garden as well as around the parking lot perimeter.
6)
GAMETOWNE
DECEMBER 18, 1991
PAGE?
in. ANALYSIS
Planning Issues
1. Is the proposed project consistent with the Village Redevelopmenl Plan, the Village
Design Manual and the Zoning Ordinance?
2. Is the project consistent with the Local Facilities Managemeni Plan for Zone 1?
DISCUSSION
Village Redevelopment Plan/Village Design Manual
The Village Redevelopmenl Plan and Design Manual allow the proposed retail use. The
project site is located wilhin Sub-area 1 of the Village Redevelopment Area which is
intended to function as the major financial, specialty and commercial cenler for the
downtown area. In addition, the project site is with one of two special trealment areas
located in Sub-area 1 known as the Village Centre Special Treatment Area which is
intended to act as the focal point with these objectives by providing a specialty retail use
with village-like archilecture and a scale of development designed for pedestrian
orientation. The proposed redevelopment of this site will contribute significantiy to
Carlsbad's Central Business District.
Zoning Ordinance
The proposed projeci complies with all applicable development siandards of the Zoning
Ordinance. As shown on Exhibits "C and "D", dated December 18,1991, the highest peak
of the proposed projeci is 27 feet; the maximum height allowed is 35 feet measured to the
peak. The project proposes a lot coverage of approximately 76% which is below the 80%
lot coverage allowed by the Village Design Manual. The proposed 3,000 square feet of
retail use requires 10 parking spaces (using the retail ratio of 1:300). As shown on the site
plan (Exhibit "A", dated December 18, 1991), ten (10) spaces are provided onsite. Two
of the required spaces are located within an enclosed garage. These spaces will be used
for employee parking and conditions will be placed on the project to (1) ensure their use
by employees only, and (2) prevent any future conversion which would eliminate these
required spaces.
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 will be available to serve the project. The impacts on public
facilities created by the proposed projeci and compliance with adopted performance
standards are summarized below:
GAMETOWNE
DECEMBER 18, 1991
PAGE 3
FACILITY IMPACTS
COMPLL\NCE
WITH STANDARD
City Administration Faciiily N/A Yes
Library N/A Yes
Wastewater Treatment Capacity N/A Yes
Parks N/A Yes
Drainage N/A Yes
Circulation 120 ADTs Yes
Fire Station #1 Yes
Schools N/A Yes
Sewer Collection System 2 EDU's Yes
Water Distribution System 440 GPD Yes
Open Space N/A Yes
IV. ENVIRONMENTAL REVIEW
The proposed projeci involves a use that is permitted and compatible wilh exisling,
adjacent development. In addition, the project site is currentiy developed but is proposed
to be substantially upgraded and redeveloped. Therefore, the Planning Direcior has
determined lhat this project will not have a significant impact on the environment and has
issued a Negative Declaration on November 7, 1991.
ATTACHMENTS
1. Design Review Board Resolution No. 176
2. Design Review Board Resolution No. 177
3. Location Map
4. Background Data Sheet
5. Local Facilities Impacts Assessment Form
6. Disclosure Form
7. Exhibits "A" - "E", dated December 18, 1991
ENM:vd:lh
November 18, 1991