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Home My WebLink About1986-07-23; Design Review Board; ; RP 86-09 - WILLISITEM #2 STAFF REPORT DATE: JULY 23, 1986 TO; DESIGN REVIEW BOARD FROM: PLANNING DEPARTMENT SUBJECT: RP 86-9 - WILLIS - A major redevelopment permit for construction of two second story apartments over 2,485 square feet of leasable retail commercial space at 539 Elm Avenue. I. RECOMMENDATION That the Design Review Board ADOPT Resolution No. 077 recommending APPROVAL of RP 86-9. II. PROJECT DESCRIPTION AND BACKGROUND The applicant is requesting a major redevelopment permit for the construction of two second story apartments over 2,485 square feet of leasable retail commercial space at 539 Elm Avenue. The site is presently occupied by three residential rental units. The surrounding uses are automotive service to the east, commercial to the west, and mixed use commercial residential to the south. The project is located within the Elm Avenue special treatment area of Subarea 1 of the Village Redevelopment zone. Land uses allowed by right include retail commercial space as proposed as well as residential units when found by the Housing and Redevelopment Commission not to be incompatible with the surrounding uses. Twelve parking spaces will be provided on site. The proposed density is 12.5 dwelling units per acre. III. ANALYSIS 1) Does the project meet the standards of the zoning ordinance? 2) Does the project conform to the goals and standards of the village Design Manual for Subarea 1 "Elm Avenue Special Treatment Area"? 3) Are residential uses appropriate as joint uses with commercial in this location? As previously stated, within the Elm Avenue Special Treatment Area land uses allowed by right include retail commercial space as well as residential units when found by the Housing and Redevelopment Commission to be compatible with the surrounding uses. The physical separation of uses by floor level (residential over commercial) and the adjacent residences to the south demonstrates this criteria of compatibility. It should be noted that a recent study undertaken by Economic Research Associates for the City of Carlsbad emphasized the importance of residential opportunities in and around this area. There are three existing residential units onsite. Their removal, although only an incremental loss, has the potential for a significant cumulative effect to the housing stock of the Redevelopment area when combined with other residential to commercial conversions. This project will replace two of those units. The Design Guidelines for the Village Redevelopment area require land uses reflecting diversity, variety and urbanity. The development of commercial/residential blocks, consisting of ground floor shops, and upper floor residential units is specifically encouraged to increase the area's viability and stimulate its trade. The Design Manual calls for a high degree of landscaping along Elm Avenue (20% of the net lot area minimum). Review of existing development along the portion of Elm Avenue between State Street and Roosevelt Street reveals a one to two foot landscape setback (when provided at all) similar to what is proposed. This is in keeping with the Village Centre nature of that portion of Elm Avenue bordering State Street. It is staff's contention that this site relates more to the village Centre than to the Elm Avenue corridor as a whole. Strict adherence to the guidelines could create a visual anomaly possibly causing an economic impact that would limit the growth potential and market strength of the site and surrounding area. Simply stated, the design as proposed is physically and environmentally compatible with the neighborhood. Even with this assessment the project is not without zoning concerns. Not all of the twelve required spaces meet current standards. The two-car garage has a 22.5 foot clear backup area where a 24-foot backup is required. The one compact space has a width of 7.5 feet where eight feet is required. Staff has conditioned the project to meet the requirements of the zoning ordinance with the sincere belief that these design changes can be accomplished. Staff believes this project to be an important addition to both the housing and commercial stock of the City and, as conditioned, is able to support approval of RP 86-9. IV. ARCHITECTURE Review of the proposed two-story Spanish colonial structure shows plaster walls with first story bay windows above used brick veneer and trim separated by an arched arcade along the Elm Avenue frontage. The second story is setback twenty-six feet from the front property line and includes an open patio -2- area with arches and brick trimmed columns to preclude a massive, bulky appearance. The use of brick, plaster and tile will not only compliment the nearby existing structures on Elm Avenue, but the project also mirrors the design features of the building that housed Carlsbad* s first bank which sits on the southeast corner of State Street and Elm Avenue. V . ENVIRONMENTAL REVIEW The project qualifies for a Class III exemption under the guidelines of the California Environmental Quality Act. ATTACHMENTS 1. Design Review Board Resolution No. 077 2. Location Map 3. vicinity Map 4. Exhibits "A" - "B", dated May 19, 1986 5. Background Data Sheet 6. Disclosure Form BWH;ad 6/27/86 -3- toCATION MAI* I 1 EET FE STR < CO I- UJ UJ GC I- co QRAND AVE ELM AVE U UJ > UJ CO o o cc C—COMMERCIAL V—VACANT WILLIS RP 86-9 * VICINITY MAf WILLIS RP 86-9 BACKGROUND DATA SHEET CASE NO: RP 86-9 APPLICANT; WILLIS REQUEST AND LOCATION: Construction of two second story apartments over 2,485 sq. ft. of leasable retail commercial space at 539 Elm Avenue LEGAL DESCRIPTION: Lot 12 of Tract 106 of Carlsbad Lands in the City of Carlsbad according to Map 1710 APN; 203-297-01 Acres . 17 Proposed No. of Lots/Units 2 units GENERAL PLAN AND ZONING Land Use Designation CBD Density Allowed N/A Density Proposed 12.5 du/ac Existing Zone VR Proposed Zone VR Surrounding Zoning and Land Use; Zoning Land Use Site VR CBD - mixed use residential commercial North VR CBD - commercial South VR CBD - mixed use residential commercial East VR CBD - commercial ^^^t VR CBD - commercial PUBLIC FACILITIES School District Carlsbad Water Carlsbad Sewer Carlsbad EDU's Public Facilities Fee Agreement, dated ENVIRONMENTAL IMPACT ASSESSMENT ^Negative Declaration, issued E.I.R. Certified, dated Other, Categorical Exemption DISCLOSDRE FORM Name (inSividual, partnership, joint venture, trarporation, syndication) ^czg; FT) ID. Avg • Business Mdress ^ ^ AGENT: Telephone Number Name Business Mdress Q"^ / MEMBERS: Telephone NumiDer Name (individual, partner, joint Home Mdress venture, corporation, syndication) Business Mdress Telephone Number Telephone Number Name Home Mdress Business Mdress Telephone Number Telephone Number (Attach more sheetis if necessary) The applicant is required to apply for Coastal Commission Approval if located in the Coastal Zone. I/We declare under penalty of perjury that the information contained in this disclosure is tirue and correct and that it will remain tirue and correct and may be relied i^on as being tirue and correct until amended.