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HomeMy WebLinkAbout1984-02-27; Design Review Board; MinutesMINUTES MEETING OF: ADJOURNED REGULAR MEETING Time of Meeting: 5:30 P.M. Date of Meeting: February 27, 1984 Place of Meeting: City Council Chambers DESIGN REVIEW BOARD CALL TO ORDER: The meeting was called to order at 5:31 P.M. by Chairman McCoy. ROLL CALL: Present: Chairman McCoy, Members Yarcus and Holmes Absent: Members Rombotis and Schlehuber Staff Members Present: Chris Salomone, Community Redevelopment Manager Marty Orenyak, Building and Planning Director Ron Beckman, City Engineer Michael Holzmiller, Land Use Planning Manager PUBLIC HEARINGS: 1. RP 84-1 - TWIN INNS - Request for a Redevelop- ment permit to refurbish the Twin Inns restaurant, construct 1.63 hotel units and 11,025 square feet of retail space on property surrounded by Carlsbad Boulevard, Elm Avenue, Grand Avenue and Washington Street in Sub-area 5 of the V-R zone. Ilr. Chris Salomone, Community Redevelopment Manager, presented staff report giving an overview of the procedures that have taken place since November 198: regarding this project. Mr. Salomone stated that staff and the applicant (developer) have worked hard to come up with conditions for approval of thiE project. Nr. Salomone noted that engineering conditions were handed out prior to the commencement of the meeting. Presentation was given by Chris Salomone using graphics and site plans on display which depicted the events that have taken place over the last several months in regard to the proposal and changeE that have occured as a result of many scoping meetings with staff and the developers. Staff reiterated that the applicant has worked very hard to come up with the present site plan that was now before the board. Mr. Salomone stated that a key element of this project was that it did not precludc the citizens and public from access to the project. Site plan indicates applicants attempt to compliment the present Victorian structure and architecture of the Twin Inns. Discussion was held on the condi- tions of the parking problem and the circulation problem since the project is located at a prime arterial and secondary collector. Discussion held on parking stating that it will be in an underground configuration approximately 45- 50% of lot with access to structure off Washington Street and Carlsbad Boulevard. Public access has been opened up on all four sides of project. Plr. Salomone noted that the goal of the Redevelopment Area was to create a Village and pedestrian type atmosphere. The developer has oriented project to direct guests towards the downtown area. Will be providing pedestrian access betwen Elm and Grand. r [EMBERS MINUTES February 27, 1984 Desiqn Review Board Paqe 2 Rotary Park will no longer be involved in project other than being adjacent. All parking will be on property of applicant or on lot across on Grand. Applicant agreed to provide one way circulation with right turn only at front, entering on Carlsbac Boulevard exiting on Elm Avenue. Entrance to underground parking will be a two way entrance. Two entrances and exits on Washington Street will be consolidated at northern most aisle. Number of parking spaces was discussed. Mr. Salomone noted that at this time the Twin Inns only had 66 parkinc spaces and if applicant were to come in today it would require 153 spaces. Applicant was asked to bring Twin Inns up to code to meet parking requirements in addition, providing parking for hotel, banquet and retail. In consideration of "shared use" a 15% reduction is allowed. Thereforc to meet City ordinance the number of parking spaces is 309. At this point, with off site parkii underground and surface facilities designed, applicant is providing 288 parking spaces. Staff feels that on this size of project this parking was acceptable for recommendation of approval on parking issue. Mr. Salomone also noted that there were a number of public parking lots that could be used in the area (within 300 foot radius) includinc an 81 space parking lot that could credit project. It was pointed out that this time North County Transit District could still loop through Washingtc Street and onto routes. Question was that there are 12 on-street parking spaces now on Grand and North County Transit District needed that area as a timing stop. This results in buses being stationed directly in front of the proposed retail site. Discussion was held for clarification of issues being given by staff. Chairman McCoy opend public hearing with the following persons addressing the Board: Ken Reed, 4051 Sunnyhill, Carlsbad, California, representing applicant addressed board. Pointed out that this project was a destination resort. The intention of the project was and is to bring people into Carlsbad. Project will have luxury suites and large banquet facility, also retail shops. W. Reed stated that since the last Design Review Board meeting alot of the major issues have been resolved. He felt Mr. Salomone covered the issues and concerns in his staff presentation. John Landry, 4075 Sunnyhill, Carlsbad, California, architect, gave brief presentation. With the assistance of the site plans on display Mr. Landry gave an overview of how applicants and stafj have met and worked on the project. Presentation was given on the multiple phases of the project revisions. Mr. Landry emphasized that they are trying to keep with the Victorian detailing and vocabulary of the existing structure. Chairman McCoy asked if anyone would like to give additional testimony in favor or opposition to the project. MEMBERS \ MINUTES February 7, 1984 Design Review Board Page 3 Gerald Signcolf, 23011 Maulton Parkway, Suite 1-9 Laguna Hills, California, addressed board speaking on behalf of the Fisherman Supply Center. He stated that they are in favor of the project. He asked if Engineering Department addressed sewer easement that is going through the project. He requested this to be a condition of approval. Mr. Salomone stated that it has not been addressed, staff was not aware of an easement but it will be addressed. Mr. Landry replied that the sewer easement had been checked into. Their surveyor inspected it and it was abondoned, man hole had been filled with sand. They were told it was a matter of a routine legal matter to have if officially abandoned. Dr. Harold Jensen, 2924 Carlsbad Boulevard, Carlsbad Carlsbad, addressed board stating he owns property next door and that sewer does go over to Fisherman Supply and through lot. Dr. Jensen noted that last week sewer people were out because they a problem with the line. Yr. Tom Lichterman, Associate Planner, North County Transit District addressed board representing North County Transit District. Reviewed site plan and staff report based on the project as they knew it two weeks ago prior to this evening's changes and stated that North County Transit District has to recommend denial. Mr. Lichterman, used site plan to address board for his presentation noting that this was not just a bus stop, it was a transfer point. System in North County is a timed transfer bus system. Mr. Lichterm explained North County Transit District timed tranfe: system. Location has to accommodate five buses to provide type of service. A shortened bus stop would not accommodate services. Need to use curb line on Grand Avenue. Discussion was held depicting concern, of North County Transit District and it was pointed out that all concerns were addressed in a letter to the board and staff which they had received (and here attached). Transfer point is in ideal location and concern was raised on parking on west side of Washington Street with buses coming down to make the loop. Mr. Lichterman also addressed the unsafe situation that would occur if buses had to make the turn around on State Street. Concern was raised on impact project would have if not designed with consideration of future light rail transit use. Mr. Lichterman noted that North County Transit District was and is willing to work with staff and developer to modify project in a manner that would be satisfactory to everyone's needs. MEMBERS MINUTES February 27, 1984 Design Review Board Page 4 Chairman McCoy asked if North County Transit District had made any attempt to relocate in area. Yr. Lichterman replied he did not receive any infor- mation on the project prior to February. Chairman McCoy asked if there was anyone else who wished to speak either for or against project. Chairman McCoy also asked staff if there was ny discussion regarding the reworking of the traffic signals at Elm Avenue and Grand and Carlsbad Boulevard. Mr. Salomone replied that originally that was included as condition of approval, since then the City Engineer has indicated that those are capital public facility improvement items and City will deal with those issues. Since there was no one else wishing to speak in regard to RP 84-1 Twin Inns the public hearing was closed. Discussion among board was held with Member Marcus addressing the floor with the suggestion of possibility of using part of Rotary Park for North County Transit District to relocate. Discussion held regarding a compromise for the bus situation. Mr. Lichterman noted that North County Transit District could not move transfer point too far and that Elm and Grand Avenues are the only signalized thoroughfares in the area. Mr. Salomone stated that they could work with the Transit District and try and determine if there was somewhere within a few blocks to move transfer point. Hember Holmes stated that he finds the sewer ease- ment, bus stop and Roarty Park being major problems here and would not like to see park cut up or eliminated. Major concern was the exterior elevations. Felt plan should be taken further in Victorian styling. Can accept project if it looked like part of the original building. Can go along with parking and bus problem can be solved. Member Marcus would like it to look a little more uniform. Would look better if it matched in color rather than the gray. Mr. Salomone asked that one condition should be that if we are going to agree with the off-site parking, an agreement be made with the City to assure that the project is brought into conformance at the end of the ten year lease period. Also meandering sidewalk be put in through Rotary Park as discussed at earlier meetings. MINUTES February 27, 1984 Design Review Board Page 5 MEMBERS lember Marcus made motion to recommend approval of CP 84-1 Twin Inns and forward recommendation of ipproval to the Housing and Redevelopment Commission rith the following amendments and conditions: Include Engineering conditions that Board received. Stipulation regarding off-site parking 10 year lease and conversion to conforming use. Resolution of the sewer easement issue. Resolution of the NCTD bus transfer point issue. Meandering sidewalk be constructed through Rotary Park. Landscape plans subject to the approval of the City's Landscape Planner. Parking as indicated to be 288 spaces including parking off-site. Board recommends that they keep color uniform and not use gray as proposed, prefer to be whitr Approval of all standard planning and fire conditions. 1DJOURNMENT : 3y proper motion, the meeting was adjourned at j:35 PM. tespectfully submitted, IHRIS SALOMONE Iommunity Redevelopment Manager 3ibi Leak jecretary 11, Acting Minutes Clerk tedevelopment Office 4EETINGS ARE ALSO TAPED AND KEPT ON FILE UNTIL THE IINUTES ARE APPROVED. 4CCOY IARCUS I 0 LME S h \ February 27, 1984 Twin Inns, RP 84-1 ENGINEERING CONDITIONS. 1. This project is approved upon the express condition that Building Permits will not be issued for development of the subject property unless the City Council or respective Sewer Agencies determine that sewer capacity is available at the time of application forsuch permits and will continue to be available until time of occupancy. 2. The Developer shall obtain a Grading Permit prior to the commencement of any clearing or grading of the site. 3. The grading for this project is defined as "controlled grading" by section 11.06.170(a) of the Carlsbad Municipal Code. Gradhig shall be perfromed under the observation of a civil engineer whose responsibility it shall be to coordinate site inspection and testing to insure compliance of the work with the approved grading plan, submit required reports to the City Engineer and verify compliance with Chapter 11.06 of the Carlsbad Municipal Code. 4. No grading shall occur outside the limits of the subdivision unless a Letter of Permission is obtained fron the owners of the affected properties. 5. Prior to the issuance of a Grading Permit, the haul route shall be submitted for review and approved by the City Engineer. A separate grading plan shall be submitted and approved and a separate Grading Permit issued for the borrow or disposal site, if located within the City Limits. 6. All slopes within this project shall be no steeper than 2:l. 7. Improvements including, but not limited to, the following shall be installed by the Developer and approved by the City Engineer. The Developer shall obtain approval of the plans from the City Engineer and pay all associated fees and performance guarantees prior to issuance of any Building Permit. The Developer shall install said improvements to the satisfaction of the City Engineer prior to the issuance of a Certificate of Occupancy or occupancy of any) new portion of the project for any purpose. To wit: A. Half-street improvements for the Easterly side of Carlsbad Boulevard, plus half median strip improvements, from Elm Avenue to Grand Avenue. B. Street Lights. C. Street Trees. D. Wheelchair ramps. E. Drainage Facilities. F. Curb return at the Northeasterly corner of Carlsbad and Elm G. Sidewalk, and curb and gutter on Elm Avenue. Avenue. 8. The Developer shall dedicate a two-foot wide strip of right-of-way along the Northerly side of Elm Avenue from Carlsbad Boulevard to Washington Street in accordance with City Standards. - February 27, 1984 Twin Inns, ENGINEERINL CONDITIONS 9. 10 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. The Developer shall dedicate to the City a one-foot wide strip of right-of-way along the Easterly side of Carlsbad Boulevard from Grand Avenue to Elm Avenue in accordance with City Standards where they own. The Developer shall dedicate to the City a curb return area of 20 foot radius at the Northeasterly corner of Elm Avenue and Carlsbad Boulevard. Land for all public streets shall be dedicated to the City prior to the issuance of any Building Permits and shall be so dedicated free and clear of all liens and encumberances. The Develo;?er shall provide planting islands at the entrance to each surface parking. The parking area travelled laiie from Carlsbad Boulevard through the proposed entry canopy shall be one-way from Carlsbad Boulevard to the driveway exit onto Elm Avenue. The Developer shall provide a single 32 foot wide driveway into his parking structure from Washington Street. The driveway shall be two way, with one 14 foot lane in each direction. The lanes shall be separated by a 4 foot wide median. Driveway opening shall align with northerly aisle of underground parking layout. The Developer shall provide on site traffic flow control markings and devices to the satisfaction of the City Engineer. The Developer shall construct 50 foot long throats at each end of of Washington Street. There shall be no parking in the throat sections. The throat sections shall be aligned with the existing portions of Washinton Street laying to the North and South of the project site. Exclusive of Washington Street, which has been separately conditioned herein, all driveways shall have minimum 20 foot deep throats. The throats shall be measured from the parking space nearest the street to the property line. All driveways shall be right turn in and out. The Southerly driveway on Carlsbad Boulevard, marked "New Driveway'' on the Developer's plans, shall be omitted. The Developer shall construct a direct storm drain connection with the Central Business District Storm Drain to the satisfaction of the City Engineer. The Developer shall obtain all permits, licenses, and approval required by the Santa Fe Railroad to construct said connection. The Developer shall combine the two lots that comprise the project site. The consolidation shall be completed in accordance with City procedures prior to the issuance of any Building Permit. n NORTH SAN DIEGO COUNTY TRANSIT DEVELOPMENT BOARD February 22, 1984 Mr. Charles Grim, Principal Planner City of Carlsbad Planning Department 1200 Elm Avenue Carlsbad, CA 92008 Dear Mr. Grim: North County Transit District (NCTD) staff has reviewed the site plans and Staff Report on the Twin Inns project (RP 84-1). number of concerns with the project, and recommend denial of the We have a Redevelopent Permit for the project as currently proposed. -_ Among our concerns are the following: 1. 2. Presently, NCTD uses approximately 200 feet of curb space on the south side of Grand Avenue, west of Washington Street, as a passenger transfer point. The purpose of the transfer point is to provide timed-transfers between dif- f erent routes serving Carl sbad, so that passenger wai ti ng is mi nimi zed. Currently, there are approximately 800 passenger boardings and alightings at this location daily. Because up to five buses must use the space simultaneously to provide timed-transfers, the 200 feet of curb is necessary. The Twin Inns project, as proposed, would remove same sidewalk area, and create parallel parking for autos where our buses currently park. cating the transfer point. This would necessitate relo- The cost of relocation could be high, and would be at public expense. The transfer point must be located near the Highway 101 and A.T.S.F. railroad corridors due to current and future route alignments. A location farther away would require more time to access, and could require the addition of equipment and driver resources. It costs NCTD approximately $170,000 a year to add the service of one bus. 3. When our buses leave the transfer point, they continue east on Grand, then turn right onto Washington Street. They turn right again at Elm, and continue their routes. 303 Via Del Norte Oceanside, California 92054 Phone (619) 433-8202 I -2- The project would close Washington Street completely, to through traffic (both bus and auto), and would create a private driveway and parking area for the Hotel. Buses would have to be re-routed to State Street to make a turn- around. In addition to the added time this would take, there would be an increased potential for accidents due to diagonal parking on State Street. nate future light-rail transit service at this location. San D iego Associ at i on of Governments (SANDAG) has i den- tified the A.T.S.F. railroad corridor as part of the future regional light-rail transit system. In planning studies conducted by SANDAG, Metropol i tan Transit Development Board (MTDB), and NCTD staffs, a downtown location in the vici- nity of Grand and Washington has been identified as a light rail station site. This site was chosen because of its current proximity to the rail line, existing nearby bus transfer point to provide feeder service, and close proxi- mity to downtown Carlsbad. 4. The project, as proposed, could severely hinder or elimi- -_ The Twin Inns project would use much of the existing nearby undeveloped land (Rotary Park, Washington Street) for a private driveway and parking area. The potential for a bus and rail loading platform on Washington Street would be eliminated, forcing use of less desireable, more costly st at i on opti ons . For these reasons, NCTD opposes the Twin Inns project as currently proposed. However, our staff is willing to work with the City and the developer to modify the project in a manner beneficial to all. Through a similar process, the re-developed Cardiff Towne Center was modified to provide a transfer terminal for NCTD, as well as benefits for the developer. We feel a similar modification is possible here that will serve Carlsbad's short-term and long-term transportation needs. Please let us know if any of this information requires clarification. We look forward to working with you on the project. Sincerely, &A Paul W. Price Manager of Planning 81 Marketing cc: Richard L. Fifer