HomeMy WebLinkAbout1983-05-11; Design Review Board; ; RP 83-09 - MORALES--
STAFF REPORT
DATE: May 11 1 1983
TO: Design Review Board
FROM: Land Use Planning Office
SUBJECT: RP 83-9 -~IORALES -Request for a Redevelopment Permit
for a 2300 square foot automotive repair facility on
the west side of Roosevelt Street between Elm Avenue
and Oak Avenue in sub-a~ea 4 of the V-R'Zone.
I. RECOMMENDATION
It is recommended that the Design Review Board ADOPT Resolution
No. 020 recommending APPROVAL of. RP 83-9 to the Housing and
Redevelopment Commission based on the findings and subject to
the conditions contained therein.
II. PROJECT DESCRIPTION
The applicant is requesting a Redevelopment Permit to construct a
2300 square foot automotive repair facility located as aescribed
-~e. Construction of the proposed facility would allow Joe's
Transmiesion to move from its present location on the corner of
State Street and Grand Avenue to the subject property. The
Redevelopment Committee approved a site plan and elevations for
the proposed facility at this site in February, 1981. These
plans included a detailed facade on Roosevelt Street and a secona
story residence.
The revised plans have eliminated this detailed facade and the
second story residence. the revised plans propose a large
rectangular building with a one story gable roofed office
attached to the easterly portion of the building. The main
portion of the automotive building will be approximately 22 feet
high. The applicant proposes to provide a five foot landscape
strip in front of the building and along the northerly side of
the property. Six on-site parking spaces will be provided.
III. ANALYSIS
Planning Issues
1. Does the proposed project conform with the requirements
of the zoning ordinance?
2. Does the proposed project conform with the goals of sub-
area 6 of the Village Redevelopment Area7
3. Does the project conform with the architectural
standards of the Village Design Manual?
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Discussion
As proposed, this project complies with all the requirements of
the Carlsbad Zoning Ordinance and the underlying C-2 (General
Commercial) zone for this property.
This project is being developed in accordance with the goals of
sub-area 4 of the Village Redevelopment Area. One of the goals
of sub-area 4 is to encourage auto related service facilities.
In addition, construction of the proposed building will faciliate
the· relocation of Joe's ~ransmission from its present location
within sub-area 1 of the Village Redevelopment Area. Joe's
Transmission does not comply with the goals of_s~b-area 1.
ARCHITECTURAL COMPATIBILITY
Staff has concerns about the architectural compatibility of the
proposed building. The applicant proposes a 22 foot high blank
wall that will face south. Staff believes that this would be
very unsightly to the existing single family home on the lot
immediately to the south of the subject property.
If the proposed site plan was flipped over so that the building
and parking area were located on the north side of the property
and the driveway were on the south, this problem would be
somewhat mitigated. A six foot high block wall along the
southerly property line would screen any vehicles stored on the
property from the adjacent residence and traffic along Roosevelt
Street.
An additional advantage of flipping the design would be
providing the interior of the automotive facility and the office
with a southerly exposure. This could significantly increase
opportunities for solar heating of the faciliy.
Vehicles are stored and loaded on the portion of the lot to the
north that is adjacent to the subject property. Any future
development that would occur on this lot will be oriented to Elm
Avenue and should not be adversely impacted by the rear wall of
the proposed automotive repair facility.
As conditioned, this building will be compatible with the
surrounding buildings, design concepts of the Village Design '
Manual, and the goals of sub-area 4 of the Village Redevelopment
Area. Staff, therefore, recommends approval of RP 83-9.
IV. ENVIRONMENTAL REVIEW
The Land Use Planning Manager has determined that this project
is categorically'exempt from review per Section 19.04.070 of the
Carlsbad Environmental Ordinance.
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ATTACHMENTS
1. Design Review Board Resolution No. 020
2. Location Map
3. Background Data Sheet
4. Disclosure Form
5. Exhibits "A" -"D", dated April 27, 1983
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