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Home My WebLink About1987-11-10; Housing & Redevelopment Commission; 92; Village Faire - Coastal Redevelopment PermitHOUSING AND I &DEVELOPMENT COMMISSL >J - AGENDA BILL hB# 92 TITLE: RP 87-11 - VILLAGE FAIRE ~~~.11/10/87 )EPT. RED RECOMMENDED ACTION: If Commission concurs, your action is to adopt Resolution No.097 approving RP 87-11 - Village Faire. ITEM EXPLANATION: The applicant TIO/TIL, is requesting approval of a major redevelopment permit to construct a 69,000 square foot specialty retail shopping center. The proposed project site is to be located on the entire block bounded by Carlsbad Boulevard, Carlsbad Village Drive (Elm Avenue), Washington Street and Grand Avenue with exception of the existing doctors office, tackle shop and Nieman's Restaurant. The Design Review Board has heard this proposal at both preliminary review and public hearing. The Board has recommended approval of RP 87-11 - Village Faire, based on the findings and subject to the conditions contained in the staff report attached herein. FISCAL IMPACT Although no detailed economic impact analysis of this development has been determined, the addition of this proposed project to the redevelopment area will increase its property tax increment and sales tax revenues. EXHIBITS l- Housing and Redevelopment Commission Resolution No. Q9J 2- Design Review Board staff report dated October 21, 1987. , I 4 I RESOLUTION NO. 097 1 2 3 4 5 A RESOLUTION OF THE HOUSING MD REDEVELOPMENT COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, APPROVING A MAJOR REDEVELOPMENT PERMIT TO ALLOW THE CONSTRUCTION OF A SPECIALTY RETAIL SHOPPING CENTER ON PROPERTY GENERALLY LOCATED ON THE BLOCK BOUNDED BY CARLSBAD BOULEVARD, CARLSBAD VILLAGE DRIVE, WASHINGTON STREET AND GRAND AVENUE. APPLICANT: VILLAGE FAIRE CASE NO.: RP 87-11 6 WHEREAS, the Design Review Board did on the 21st day of 7 October, 1987, hold a duly noticed public hearing as 8 prescribed by law to consider recommendation of approval for 9 a major redevelopment permit and adopted Design Review Board 10 Resolution No. 106; and 11 WHEREAS, pursuant to the provisions of the Municipal 12 Code, the Housing and Redevelopment Commission did, on the 13 10th day of November, 1987 hold a duly noticed public hearing 14 to consider said application on property described as: 15 A portion of Map No. 1661 of Carlsbad Lands, Tract 96. 16 WHERF,AS,.the Design Review Board has determined that RP 17 87-11 Village Faire would not have significant impacts on the 18 environment and recommends that the Housing and Redevelopment 19 I Commission approve a Negative Declaration for this 20 application in satisfaction of the requirements of the City 21 of Carlsbad Environmental Protection Ordinance of 1980 and 22 the California Environmental Quality Act. 23 WHEREAS, at said public hearing, upon hearing and 24 considering all testimony and arguments, if any, of all 25, persons desiring to be heard, said Commission considered all 26 factors relating to RP 87-11, Village Faire. 27 NOW, THEREFORE, BE IT HEREBY RESOLVED by the Housing and 28 Redevelopment Commission of the City of Carlsbad as follows: , I I 1 2 3 4 E c E ; E I l( 1: 1: 1: 1, 1 1 1 1 1 2 2 2 2 2 2 2 2 2 11 That the above recitations are true and correct. 21 That the findings of the Design Review Board contained in Design Review Board Resolution No. 106 shall constitute the findings of the Housing and Redevelopment Commission in the matter. 33 That RP 87-11 for a specialty retail shopping center is approved subject to all of the conditions of approval in Design Review Board Resolution No. 106. PASSED, APPROVED AND ADOPTED at a special meeting of the Housing and Redevelopment Commission of the City of Carlsbad, California, on the 10th day of November, 1987, by the following vote, to wit: AYES: Commissioners Lewis, Kulchin, Pettine, Mamaux and Larson NOES: None ABSENT: None ' ABSTAIN: None ,/ ,i* *' ,,, , - .'. , /; I$&-, / ' ', , " !.,f . '.;, , .-:,.,.' I _. CLAUDE k. LEHIS, bhairperson ATTEST: diI?&%% Be- ALETHA L. RAUTENKRANZ, City)Clerk (=m I/// ///I //// //// APPLICATlON SUBMITTAL DATE: JULY DATE: TO: FROM: SUBJECT: I. That the STAFFREPORT OCTOBER 21, 1987 DESIGN REVIEW BOARD PLANNING DEPARTMENT R - PgtJ$ 87- 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). RECOWWBNDATION 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. 9 October 21, 1987 RP 87-11 VILLAGE FAIRE Paae 2 III. ALYSIS Plannina Issues 1) 2) 3) 4) IV. A. Is the proposed project consistent with the goals and objectives of the Village Design Manual? Does the project comply with the development standards of the Village Design Manual? Is there enough parking to handle the traffic generated by the site? Does the project comply with the requirements of the Zone 1 Local Facilities Management Plan? DISCUSSION Villaae Redevelomnent 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. Villaue Desicm Hanual Standards 1. Parkinu - General During preliminary review of the proposed project, there were a number of policy issues which concerned staff. These issues * October 21, 1987 RP 87-11 VILLAGE FAIRE Paae 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. d. e. Desirrn Review Board 1 required parking space for each 250 square feet (Zoning Standard Ordinance) 1 required parking space for each 200 square feet 15% mixed-use credit 2000 square feet maximum gross area for any food se-ice use No mixed use credit No maximum at 1:200 9 spaces in front of N&mans No relief on parking Carlsbad Boulevard frontage will be deleted from the plan to allow for better pedestrian access and landscaping. These 9 spaces will be subtracted from the parking requirement for the project. Bicycle parking will be provided onsite preferably at entrance areas. Off-site parking allowed on Grand Ave. No off-site parking normally allowed - 90' parking on Washington Street No 90" parking on a is acceptable public street - Credit will be given to this project No credit for 30 spaces on the east side of Washington Street on public property. 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 I I October 21, 1987 RP 87-11 VILLAGE FAIRE Paae 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 u 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: . Parklna R ecuired New building (69,900 sq ft) at 1:250 280 stalls Credit for Neimans Less 15% reduction 90 stalls Subtotal 370 stalls for common usage 56 stalls Gross Total Required 314 stalls Credit for eliminated Neimans spaces Net Total Required Parkina Provided 9 stalls 305 stalls Onsite East Washington Street Grand Avenue leased lot (Alterative B) 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. I October 21, 1987 RP 87-11 VILLAGE FAIRE Paae 5 3. Grand Avenue Parkinq 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 Pace 6 c. Washinaton 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. Desian/Architecture As previously stated, the project consists of three buildings clustered around a central plaza. The structures on Carlsbad .- I October 21, 1987 RP 87-11 VILLAGE FAIRE Paae 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 -- Gctober 21, 1987 RP 87-11 VILLAGE FAIRE Paae 8 need for public art in this area of the City pursuant to the City's Arts Element. E. Public Facilities Adeuuacv 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 "Yn. The cost for this restripping is negligible and has been made a condition of approval for this project. F. . Consist encv 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. Sumnarv 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 Paae 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. IRONI'IENTAJ, 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. 1. 2. 3. 4. 5. 6. 7. 8. 9. Design Review Board Resolution No. 106 Location Map Background Data Sheet Disclosure Form Reduced Exhibits Exhibit 'IX", dated October 21, 1987 Exhibit lgYn, dated October 21, 1987 Environmental Documents Exhibits "A" - "J1@ , dated October 21, 1987 AML:dm g/17/87 1 2 3 4 E . t I / 1 ! 1t 1: 1, 1 1 1 1 1 1 1 2 2 2 i 2 2 i : : DESIGN REVIEW BOARD RESOLUTION NO. 106 A RESOLUTION OF THE DESIGN REVIEW BOARD OF THE -CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A REDEVELOPMENT PERMIT TO CONSTRUCT A SPECIALTY RETAIL SHOPPING CENTER ON PROPERTY GENERALLY LOCATED ON THE BLOCK BOUNDED BY CARLSBAD BOULEVARD, CARLSBAD VILLAGE DRIVE, WASHINGTON STREET AND GRAND AVENUE. APPLICANT: VILLAGE FAIRE CASE NO.: RP 87-11 WHEREAS, a verified application has been filed with the ity of Carlsbad and referred to the Design Review Board; and WHEREAS, said verified application constitutes a request s provided by Title 21 of the Carlsbad Municipal Code: and WHEREAS, pursuant to the provisions of the Municipal ode, the Design Review Board did, on the 21st day of October, 987, hold a duly noticed public hearing to consider said pplication on property described as: A portion of Map No. 1661 of Carlsbad Lands, Tract 96. WHEREAS, at said hearing, upon hearing and considering all estimony and arguments, if any, of all persons desiring to be eard, said Board considered all factors relating to RP 87-11. NOW, THEREFORE, BE IT HEREBY RESOLVED by the Design Review oard of the City of Carlsbad as follows: A) That the foregoing recitations are true and correct. B) That based on the evidence presented at public hearing, the Board recommends APPROVAL of RP 87-11, based on the following findings and subject to the following conditions: indinas: 1. The project as conditioned is consistent with the goals and objectives of the Village Design Manual. 2. The project as conditioned meets all the requirements of the Zoning Ordinance. -.. 1 2 3 4 5 e 7 t I l( 1: 11 1: 11 l! 11 1 1 1 2 2 2 2 2 2 2 2 2 6. 7. The engineering analyses by City staff indicates that points of traffic conflict have been mitigated through on site circulation design, median construction, and movement restrictions on the public street. The proposed project will contribute to the economic revitalization of the Redevelopment Area. The project is consistent with all City public facility policies and ordinances since: a) b) cl d) e) The Design Review Board has, by inclusion of an appropriate condition to this project, ensured building permits will not be issued for the project unless the City Engineer determines that sewer service is available, and building cannot occur within the project unless sewer service remains available, and the Design Review Board is satisfied that the requirements of the Public Facilities Element of the General Plan have been met insofar as they apply to sewer service for this project. All necessary public improvements have been provided or will be required as conditions of approval. The applicant has agreed and is required by the inclusion of an appropriate condition to pay a public facilities fee. Performance of that contract and payment of the fee will enable this body to find that public facilities will be available concurrent with need as required by the General Plan. Assurances have been given that adequate sewer for the project will be provided by the City of Carlsbad. School fees will be paid to ensure the availability pf school facilities in the Carlsbad Unified School District. This project will not cause any significant environmental impacts and a Negative Declaration has been issued by the Planning Director on September 16, 1987 and approved by the Design Review Board on October 21, 1987. This project requires the construction of the improvements or facilities listed in the conditions of approval or the payment of fees in lieu of construction. This project creates a direct need for the improvements or facilities for the reasons stated in the staff report. If the improvements or facilities are not provided the project will create an unmitigated burden on existing improvements and facilities. Further, the improvements and facilities are necessary to provide safe, adequate and appropriate service to future residents of the project consistent with City goals, ESIGN REVIEW BOARD RESO NO. 106 -2- - . 1 2 3 4 5 6 7 E I I( 11 1: 1: 11 l! II 1' 1 1 2 2 2 2 2 2 2 2 2 8. 9. 0. policies and plans. The applicant is by condition, required to pay any increase in public facility fee, or new construction tax, or development fees, and has agreed to abide by any additional requirements established by a development management or' public facility program ultimately adopted by the City of Carlsbad. This will ensure continued availability of public facilities and will mitigate any cumulative impacts created by the project. The project is consistent with the City's Growth Management Ordinance as it has been conditioned to comply with any requirements approved as part of the Local Facilities Management Plan for Zone 1. That this site allows a unique opportunity to provide public art in the downtown area. onditions: 1. 2. 3. 4. Approval is granted for RP 87-11, as shown on Exhibits llA1l - "J" , and Exhibits rlXtl and IqYl@, dated October 21, 1987, incorporated by reference and on file in the Planning Department. Development shall occur substantially as shown unless otherwise noted in these conditions.. This project is approved upon the express condition that building permits will not be issued for development of the subject property unless the City Engineer determines that sewer facilities are available at the time of application for such sewer permits and will continue to be available until time of occupancy. This project is also approved under the express condition that the applicant pay the public facilities fee adopted by the City Council on July 28, 1987 and as amended from time to time, and any development fees established by the City Council pursuant to Chapter 21.90 of the Carlsbad Municipal Code or other ordinance adopted to implement a growth management system or facilities and improvement plan and to fulfil1 the subdivider's agreement to pay the public facilities fee dated July 24, 1987, and the agreement to pay the Growth Management Fee dated July 24, 1987, copies of which are on file with the City Clerk and are incorporated by this reference. If the fees are not paid this application will not be consistent with the General Plan and approval for this project shall be void. Approval of this request shall not excuse compliance with all sections of the Zoning Ordinance and all other applicable City ordinances in effect at time of building permit issuance. SSIGN REVIEW BOARD RESO NO. 106 -30 . , 1 L 5 5 7 6 9 0 1, 2 1 1 1 1 1 I I 1 . d . . 'lanninq: .3 .4 .5 . L6 L7 L8 19 20 21 22J3* 23 2414. 25 .O. .l. .2. , 5. 6. 7. 8. 9. This approval shall become null and void if building permits are not issued for this project within one year from the date of project approval. Water shall be provided to this project pursuant to the Water Service agreement between the City of Carlsbad and the Costa Real Water District, dated May 25, 1983. The applicant shall provide school fees to mitigate conditions of overcrowding as part of building permit application. These fees shall be based on the fee schedule in effect at the time of building permit application. Prior to occupancy of any buildings in this project, the intersection of Carlsbad Village Drive and southbound I-5 shall be restripped as shown on Exhibit aYtt, dated October 21, 1987. This project shall comply with any amendments made to Local Facilities Management Plan for Zone 1, prior to issuance of building permits. The applicant shall prepare a 24" x 36" reproducible mylar of the final site plan incorporating the conditions contained herein. Said site plan shall be submitted to and approved by the Redevelopment Director prior to the issuance of building permits. The applicant shall establish a tenants' association and corresponding covenants, conditions, and restrictions. Said CC&R1s shall be submitted to and approved by the Redevelopment Director and the City Attorney prior to issuance of building permits. All deliveries shall be made prior to 10:00 A.M. Employees' parking shall be in the lot across Grand Avenue north of the project. The applicant shall prepare a detailed landscape and irrigation plan which shall be submitted to and approved by the Redevelopment Director prior to the issuance of grading or building permits, whichever occurs first. As part of the detailed landscape plan, on the Grand Avenue street frontage, the applicant shall provide shrubbery of sufficient size as to immediately screen the fronts of parked cars. As part of the detailed landscape plan, the applicant shall provide vertical types of specimen size trees near the structures to break up the building lines. Prior to the issuance of building permits and as part of the landscape plan, the applicant shall provide a detailed plan &/SIGN REVIEW BOARD RESO NO. 106 -4- 1 2 3 4 5 E 7 E E l( 11 11 1; 11 11 11 1' 11 1 2 2 2 2 2 2 2 2 2 6. 7. 8. 9. 0. 1. 2. 3. 4. 5. illustrating the treatment of the landscaped area along Carlsbad Village Drive. Such plan shall include a two foot brick wall with shrubbery behind it. Such shrubbery, when installed, shall be of a sufficient size as to immediately screen the fronts of parked cars. All parking lot trees shall be a minimum of 15 gallons in size. All landscaped areas shall be maintained in a healthy and thriving condition, free from weeds, trash, and debris. Prior to the certificate of occupancy, the applicant shall relocate the existing gazebo in Rotary Park to the satisfaction of the Redevelopment Director. This shall be shown on the detailed landscape plans and referred to the Parks and Recreation Commission for their review. Prior to the certificate of occupancy, the applicant shall install the four "Twin Inn Chickens" at the designated locations at the north end of Rotary Park. This shall be shown on the detailed landscape plans and referred to the Parks and Recreation Commission for their review. Landscaping on the east side of Washington Street shall be reduced to allow pedestrian access. Prior to the Certificate of Occupancy, the 'applicant shall install a six-foot green, plastic-coated chain link fence between Rotary Park and the railroad right-of-way. Such fence shall meet the requirements of the AT&SF railroad. Prior to occupancy, the applicant shall no longer use the delivery area located at the north side of Neimans but will begin to use the designated loading area at the southeast corner of Neimans. The northerly loading area shall be redesigned to the satisfaction of the Redevelopment Director. Prior to the issuance of building permits, the applicant shall reduce the building square footage until the proper number of parking spaces can be provided if parking Alternative B is utilized. The maximum square footage permitted for any food service use (except the existing Neimans) shall not exceed 2,000 square feet. The applicant shall delete nine parking spaces from the southwest corner of the site (in front of Neimans) to allow for additional pedestrianization and landscaping. These nine spaces will be subtracted from the parking requirement for the project. In conjunction with the Streetscape Program, the applicant ESIGN REVIEW BOARD RESO NO. 106 -5- I t i 2 L 5 5 7 3 a 2 3 1 22 3 42 5 6 7 .8 -9 I !I !2 i i i i I 3 ,: P 6. 7. 8. 9. 0. 1. 2. agrees to grant an encroachment easement for approximately 500 square feet at the northeast corner of Carlsbad Boulevard and Carlsbad Village Drive for purposes of public art. No signage advertising or identifying the proposed project shall be permitted in this area. Prior to occupancy, the applicant will agree to install parking improvements on Grand Avenue. Dependent upon Redevelopment negotiations with parking lot owners, the applicant or Redevelopment Agency will install parking improvements to the satisfaction of the City Engineer according to either Alternative A or B as described in the staff report, dated October 21, 1987, incorporated herein and on file in the Redevelopment office. If alternate ttBtt parking lot is used, the entire project must be returned to the Design Review Board for approval. All roof appurtenances, including air conditioners, shall be architecturally integrated and concealed from view and the sound buffered from adjacent properties and streets, pursuant to Building Department Policy No. 80-6, to the satisfaction of the Directors of Planning and Building. Buildings shall be constructed in such a manner to support any roof loads necessary to provide adequate screening and shielding of roof appurtenances. All parking lot areas shall be lighted. Exterior lighting shall be a type so as not to make visible a direct light source or cause glare outside the project area. Proposed light fixtures shall be subject to review by the Redevelopment Director to assure compatibility with the architectural scheme and colors of the total development. The project shall provide bus stop facilities adjacent to the project site at locations subject to the satisfaction of the Design Review Board. Said facilities shall at a minimum include a bench, free from advertising, and a pole for the bus stop sign. The bench and pole shall be designed in a manner so as to not detract from the basic architectural theme of the project and said design shall be subject to the approval of the Redevelopment Director and Design Review Board. Building identification and/or addresses shall be placed on all new and existing buildings so as to be plainly visible from the street or access road: color of identification and/or addresses shall contrast to their background color. If any condition for construction of any public improvements or facilities, or the payment of any fees in lieu thereof, imposed by this approval or imposed by law on this project are challenged, this approval shall be suspended as provided in Government Code Section 65913.5. If any such condition ESIGN REVIEW BOARD RESO NO. 106 -6- 1 2 3 4 5 6 7 e s 1C 13 1: 1: 14 11 11 1' 1 1 2 2 2 2 2 2 2 2 2 is determined to be invalid this approval shall be invalid unless the City council determines that the project without the condition complies with all requirements of law. 33. No outdoor storage of material shall occur on site unless required by the Fire Chief. In such instance a storage plan will be submitted for approval by the Fire Chief and the Redevelopment Director. I. Trash receptacle areas shall be enclosed by a six-foot high masonry wall with gates pursuant to City standards. Location of said receptacles shall be approved by the Redevelopment Director. 5. Approval of RP 87-11 is contingent upon approval of a Coastal Development Permit granted by the California Coastal Commission or its successor in interest. 5. The applicant shall prepare a reciprocal parking and access agreement for the subject property and the parcel containing Neimans Restaurant. The agreement shall be signed and submitted to the Attorney's Office for approval prior to the issuance of a building permit. 7. A detailed sign program for the proposed development shall be submitted to the Redevelopment Director for his review and approval prior to occupancy for any building. No pole signs shall be allowed. Isineerinq: 3. This project is approved upon the express condition that building permits will not be issued for development of the subject property unless the City Engineer determines that sewer capacity is available at the time of application for such permits and will continue to be available until time of occupancy. 3. If an agreement is not reached on a new bus transfer location then it shall remain on the south side of Grand Avenue in which case the developer shall make design provisions for a bus transfer station on Grand Avenue adjacent to this project prior to the issuance of any building permits. This facility shall accommodate a total of four (4) buses. The developer shall be responsible for the design and construction of this facility to the satisfaction of the City Engineer. I. The developer shall obtain a grading permit prior to the commencement of any clearing or grading of the site. L. The grading for this project is defined as "regular grading" by Section 11.06.170(a) of the Carlsbad Municipal Code. The developer shall submit a grading plan for approval which SSIGN REVIEW BOARD RESO NO. 106 -7- - . 1 2 3 4 5 6 'i z 5 l( 1: 1: 1: 11 li 11 1 1 1 2 2 2 2 2 2 2 2 E 12. $3. 14. $5. $6. shall include all required drainage structures and any required erosion control measures. The developer shall also submit soils, geologic or compaction reports if required and shall comply with all provisions of Chapter 11.06 of the Carlsbad Municipal Code. 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. Prior to hauling dirt or construction materials to any proposed construction site within this project the developer shall submit to and receive approval from the City Engineer for the proposed haul route. The developer shall comply with all conditions and requirements the City Engineer may impose with regards to the hauling operation. The developer shall exercise special care during the construction phase of this project to prevent any offsite siltation. The developer shall provide erosion control measures and shall construct temporary desiltation/detention basins of type, size and location as approved by the City Engineer. The basins and erosion control measures shall be shown and specified on the grading plan and shall be constructed to the satisfaction of the City Engineer prior to the start of any other grading operations. Prior to the removal of any basins or facilities so constructed the area served shall be protected by additional drainage facilities, slope erosion control measures and other methods required or approved by the City Engineer. The developer shall maintain the temporary basins and erosion control measures for a period of time satisfactory to the City Engineer and shall guarantee their maintenance and satisfactory performance through cash deposit and bonding in amounts and types suitable to the City Engineer. Additional drainage easements and drainage structures shall be provided or installed as may be required by the City Engineer. The owner of the subject property shall execute a hold harmless agreement regarding drainage across the adjacent property prior to approval of grading or building permit for this project. Prior to issuance of building permits for this site, the developer/owner shall grant encroachment easement for additional right-of-way along the project boundary based upon the following centerline to right-of-way widths in conformance with the City of Carlsbad standards: A) Carlsbad Boulevard 51 Feet B) Elm Avenue 42 Feet Cl This project shall also grant encroachment easement for IESIGN REVIEW BOARD RESO NO. 106 -8- .- 1 2 3 4 5 E 'i E z l( 1: 1: 1: 11 1: 11 1' 1 1 2 2 2 2 2 2 2 2 2 8. an additional eight feet of right-of-way along the west side of Washington Street adjacent to the project from Grand Avenue to Elm Avenue. The-above dedications shall also include appropriate intersection radius returns in conformance with Carlsbad standards. All land offered for dedication shall be granted to the City free and clear of all liens and encumbrances and without cost to the City. Streets that are already public are not required to be re-dedicated. The developer shall obtain the City Engineer's approval of the project improvement plans and enter into a secured agreement with the City for completion of said improvements prior to issuance of any building permit within this project. The improvements shall be constructed and accepted for maintenance by the City Council prior to issuance of a Certificate of Occupancy for any unit within the project. The improvements are: A) B) (3 D) El F) G) W 1) J) W Half street improvements of Carlsbad Boulevard adjacent to this project One-half landscaped median improvement on Carlsbad Boulevard from Elm Avenue to Grand Avenue Half street improvements of Elm Avenue adjacent to this project Full landscaped median improvement on Elm Avenue from Carlsbad Boulevard to Washington Street Full landscaped median improvement on Grand Avenue adjacent to this project Full street improvements on Washington Street including: 1) Installation of a landscaped median at the intersection of Elm Avenue and Washington Street to prohibit left turns eastbound onto Elm Avenue 2) Installation of a "right turn only" sign at the northerly nose of this median 3) Installation of curb and gutter and perpendicular parking stalls adjacent to rotary park Underground all overhead utility lines on Grand Avenue Handicap ramps at all street intersections Street lights in conformance with City standards Installation of an underground storm drain system through Rotary Park. This storm drain system shall be extended and tied into the downtown business storm drain. All damaged or substandard existing improvements shall ZSIGN REVIEW BOARD RESO NO. 106 -9- 5 6 7 8 9 10 11 12 13 14 15 16 17 1E 1E 2( 2: 2: 2: 2, 2 2 2 2 6 I. 1. > 4. 3. L. be replaced in conformance with City standards. L) Any necessary modifications to the existing traffic signals If the Housing and Redevelopment Commission has authorized City staff to proceed with the construction of the Downtown Streetscape Project (Elm Avenue and Carlsbad Boulevard) and committed funds for the purpose of constructing said streetscape project the developer shall be solely responsible for all those improvements cited in Engineering condition 48 that are not included in said streetscape project. Improvements listed above shall be constructed within 12 months of improvement plan approval. The developer shall comply with all the rules, regulations and design requirements of the respective sewer and water agencies regarding services to the project. The developer shall be responsible for coordination with S.D.G.tE., Pacific Telephone, and Cable TV authorities. Prior to issuance of a grading or building permit for this site, the developer shall submit a site improvement plan which shall be approved by the City Engineer. This site improvement plan shall include, but not be limited to, the following: A) Proposed parking layout and structural section of the parking lot on Grand Avenue B) Proposed structural section of the access easement from Washington Street to the parking lot on Grand Avenue Cl Proposed parking layout and structural section of the parking lot around the site D) The proposed drainage system serving this site El Proposed location of all utilities serving this site. The improvements listed above shall be inspected by the City, and the standard improvement plan check and inspection fee shall be paid prior to issuance of a grading or building permit for this project. Prior to approval of any grading or building permits for this project, the owner shall give written consent to the annexation of the area shown within the boundaries of the site plan into the existing City of Carlsbad Street Lighting and Landscaping District No. 1. REVIEW BOARD RESO NO. 106 -lO- _.- 1 2 3 4 5 6 7 E S 1c 13 1: 1: 11 l! l( I' 14 1' 21 2 2 2 2 2 2 2 2 E 5 5 ,5 / '5 L 3 5 " a: 5. 6. 7. 8. Prior to the issuance of building permits, complete building plans shall be submitted to and approved by the Fire Department. Additional public and/or on site fire hydrants shall be provided if deemed necessary by the Fire Marshal. The applicant shall submit two (2) copies of a site plan showing locations of existing and proposed fire hydrants and on site roads and drives to the Fire Marshal for approval. All required fire hydrants, water mains and appurtenances shall be operational prior to combustible building materials. being located on the project site. Fire retardant roofs shall be required on all structures. All fire alarm systems, fire hydrants, extinguishing systems, automatic sprinklers, and other systems pertinent to the project shall be submitted to the Fire Department for approval prior to construction. Building exceeding 10,000 sq. ft. aggregate floor area shall be sprinklered or have four-hour fire walls with no openings therein which shall split the building into 10,000 sq:ft. (or less) areas. Prior to approval of any building permit for the site, the applicant shall submit approximately engineered calculations to the Water District to assure adequate capacity for domestic, landscaping, and fire flow capacity for domestic, landscaping, and fire flow demands. The applicant's engineer shall meet with the District Engineer and the Carlsbad Fire Marshal prior to preparation of the water system improvement plans. ESIGN REVIEW BOARD RESO NO. 106 -ll- 1 2 3 4 F c E '; E ! l( 1: 1; 1: le 1 1 1 1 1 2 2 2 2 2 2 2 2 2 I: t 1 PASSED, APPROVED, AND ADOPTED at a regular meeting of the )esign Review Board of the City of Carlsbad, California, held on :he 2lst-day of October 1987, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: iTTEST: i j I 3 3 1 L 2 3 4 '; 5- 6 7 8 g/ 0 1 :2 13 14 !5 1 !6 !7 I JERRY ROMBOTIS,Chairperson CARLSBAD DESIGN REVIEW BOARD :HRIS SALOMONE ZOMMUNITY REDEVELOPMENT MANAGER ZSIGN REVIEW BOARD RESO NO. 106 -12- 0 n m > z OAK AVL m PINE AVL l- m GENERAL PLAN ZONINQ RIS’OINTIAL RI. LOWDDL~SITY~0.l.S) RN LOV.UEDICM DENSITY (0.4) WI MEDICS4 0LNSIlY~4-9~ RM’I MEDIC34 HIGH DLNSITY WIY) Ni HIGH 0ENSll-V ( 19.23) COMMIRCIAL RN INTENSIVE REGIONAL NITAIL (a ME EXTENSM RIGIOKAL RETAIL (e# RS REGIONAL SERVICE C CO,MMLh’llYCOMMERClAL ?4 >EIGHIOMW3OD COMMEXCLAL lY TRAVEL SERVICES CO.M.YERClN. 0 PllOFESSlONAL MUTED CID CENTML RUSINESS DISTNCT PI PLWNEO INOUSTILAL G COVFXNMENT FACILITIES u RELIC CnUllES K RIXhE.4llON COMMERCIAL JcnooLs E ELEMEF(T.UY J j1’NIOR HIGH H HIGHSCHOOL P PnnATE OS OPEN SPACE SRI SON AESiOENTiAL RESERIZ RlSlOlNT'AL ?.C PLWh-EO COMMLNITY ZONE &A RESIOENllAl.tGRlCC’LTlRMZOh~ R.E 111 l&l. RESIDEMlAl ES-MTE ZONE b I Oh-E~FAMLY RESIO~WUL ZOM ft.2 lU’O.FAWILY RESlDtLW-lAA LOW I., X11 LllPLE FAtlILY RiWOEh-TlAL LONE R.SL LLWTEO ML’LTl.FMlLY RESlDWlW. ZOM Plru camim Red 1 cu CounuY CUlsbad) RD.-hi ESIDEMIN DEJ’iSIl?‘.W1TlPLE ZONE to.” WlDEh-luL DENSrlY.H*GH ZONE MOU RZSIOEhTw .WODILE HOME PARK Z0h-E RP WIOtCYllAl PROFESSlONAL ZOM Rl RESIDiWl-LU TOLIST ZONE RW MSIOL. WATERWAY ZOhE COMMIRCIAL 0 OrnCEZOM C.1 h+lCHBOR’lOOO COMYERCLU ZONE C.2 GENERN. C0M.WRCl.U ZOhE C.T COM.WuIcW.TOLNST ZOhT C.M Hl%WCOMMERCW~UHIl-EO U.VWlRLU ZONE M lNDCsTRlMzOM P.M -0 lhWSlRlAl ZOM mm F.P FtOOOPtNN OVERLAY ZONT bC LIMITED COh71*3L OS OPWSPACE P.lJ PLauc VlluTy ZOM city of Carlsbad --~ RP 87-11 VILLAGE FAIRE BACKGROUND DATA SHEET CASE NO: RP 87-7 APPLICANT: VILLAGE FAIRE REQUEST AND LOCATION: Redevelopment Permit to aonrove construction of a snecialtv retail shonnina center at the northeast corner of Carlsbad Boulevard and Carlsbad Villaae Drive. LEGAL DESCRIPTION: A Dortion of MaD 1661 of Carlsbad Lands. Tract 96 APN: 203-174-06, 07 Acres 3.66 Proposed No. of Lots/Units N/A GENERAL PLAN AND ZONING Land Use Designation CBD Density Allowed Existing Zone N/A VR Density Proposed N/A Proposed Zone N/A Surrounding Zoning and Land Use: Zoninq 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 SeDtember 16. 1987 E.I.R. Certified, dated Other, -. APPLICANT: AGWI!: ImmERst DISCLOSORB FORCI B TIOlTIL Nam(individual, putnership, joint venture, corporation, -ication) 2978 Carlsbad Blvd., Carlsbad, CA 92008 ~Business Address 434-3157 Tde@mne Nunber DHW Ltd. 640 Grand Avenue, Carlsbad, CA 92008 Business Address 434-3157 TelephoneNtir , Steve Densham 3965 Monroe Street Name (individual, prtner, joint I-kfneAddress . venture, mrpration, 8ym3ication) 2978 Carlsbad Blvd., Carlsbad, CA 92008 Business Address 434-3157 TelephoneNunber TelephoneNurber Dooley McCluskey, Inc. Address 640 Graxid Avenue,'Carlsbad, CA. 92008 Business Address 434-3157 Telephone Nunber TelephoneNu&er (Attach rwe sheets if necessary) The applicant is required to apply for Coastal Connission Approva$ if located in the Coantal Zone, I/We declare under penalty of perjury that the information contained in this disclosure is true and correct and that it will remain true and correct afrl may be relied upon as being true and correct until med. v APPLICANT TIO/TIL by: Steve Densham BY Agent, Owner, Partner W cd -! I i t 6 1 I .*- Ia I t \ * : I h. > . c 4 < e 1 j- --- l - - - .I s 7 -- --T : 4 el ‘B Ii [ ii u. It I G 1, +i < E I -J IE I - - - - 11 L I-- - anvh3lnoa OVSSllV3 h! b? \A t---L l’b > Ii - 4 i - - 1 ‘ . . . I I i ; 1 I I I I I I I I I II! W cd - < L w I -I i- 1 - 1 : ’ I -. h-ix* ---:----F-. ---- - -- - :‘;. ‘t -_ I /j I .- - - :. I > . ‘; I- - -- I' / 7: -/ i -- I ii j 7 -----I Y . z; ; --I < :-‘Ici = r -:;i i :- : - __t: / r---I i -. I “‘L - ,i _ - ; -1 : ‘_ - _ _: ; -; I I -. __..- -- --l I-- _I ,II\I,,, II,,, ,i”,,\IX\ b 3 F G u ckl . a; I l -:-fi = -; :-i:"; < :\:;=: 1 c: -,;< I n . :-i 2 -. i I : 2 !j - - -i -. ac ;; 1 +.--... - . . . .__ I 1 l-T-l-m-nm i I i I 1 I I I I I I I I I I I I I I I i I I i i ’ / E n - l-LLllllII II l!llllllllllilll~~ll~ / I 3 ! I -- - E t= E - ! - E i ‘1 ; : i’ /a: 51 8 0 . i ” .rT-,-+ - ~ -t rv ? a 2 -T” .ec:- - ., I .= no I : dE -1; t !; ;ii-‘~ ‘\ 7 r ---’ <’ l--J - 5 -7 3 E ; L d > < 2 z / ____-. -. -~ I I------ -- ,I ?f I \ I I I ‘I H U”HCI)I” J , I _ py . T/ “‘i== 1 II ‘,I I ! ’ jd’P-- i, -I I_. q ?,A ‘/ I:- 1 1 5 --I -. . :I ‘: C F i c W cd - , c “i r - <; 3 r _. : - 1:: .* _ >~"i~;; c < :,::a: =i d I':-.- 2 _ .<I::: r iv-: L :.:go. I ;:* j lie ._ : ‘ z -: ; /! I - - ,: - -i -i -: : -1 i f f 1 : -I Ll cr - -. - = - 7 rT . --; -: ; = -I . _ :I :. a; : ,I F ,$ i 1 - -: ; I 2 ,:- i - - ;I; - -:;;<I . d -,:uz: -‘. -cr:;a 2 I.‘:*.; z - .J::;;: * ‘ i’.l-: = c “-;;a’ I 3iz f x;: - . - _ - .i ; ,: ; r: -9 : -2 i -1 -- 1 2; : 7 - LL C; ; -; . a 2; ; < w g; : “7: ; ; c ;; i - ! : z I 0:; : L ; ce:: : -O:i n Y c < a z .z wo n ; l-n - < : x0 L ; ;; i? < :: u; ._ . _ 4 I( 0 & “U 2 g :N * .’ 2 1 1 (-j ‘d < v 2 : i - 2 d > 4 I i PROJECT S-Y EXHIBIT "X" OCTOBER 21, 1987 Permitted Uses 1. Uses permitted in the CT Zone. 2. Incidental and compatible uses such as those allowed in the C-2 Zone may be permitted 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. Site Building Coverage (new) 69,900 S.F. Neimans 12,000 S.F. Paved Area 36% Landscaped Area 24% Parkina Reauired New buildings (69,900 sq ft) at 1:250 Credit for Neimans Subtotal 280 stalls 90 stalls 370 stalls Less 15% reduction for common usage 56 stalls Gross Total Required 314 stalls Credit for Neimans snaces Net Total Required 9 stalls 305 stalls Parkinu Provided Onsite East Washington Street Grand Avenue leased lot 204 stalls 30 stalls 62 stalls Compact Spaces 79 spaces 40% 296 stalls *Applicant must reduce building square footage until the proper number of parking spaces can be provided. EXHIBIT "y" OCTOBER 21, 1987 A. Improvements Needed Today Carlsbad Village Drive at Southbound I-5 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 E is 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 8 and C during the respective morning and afternoon peak hours. Estimated cost is negligible. CARLSBAD VILLAGE , 1. * PLANNING DEPARTMENT ditp of darbbab CORRECTED NEGATIVE DECLARATION 2075 LAS PALMAS DRIVE CARLSBAD, CALIFORNIA 92009-4859 (619) 436-l 161 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 DATED: October 9, 1987 CASE NO: RP 87-11 APPLICANT: VILLAGE FAIRE PUBLISH DATE: October 9, 1987 Car&bad Journal Decreed A legal Newspaper by the Superior Court of San Diego County Mail all correspondence regarding public notice advertising ta North Coast Publishers, Inc. corporate offices: P.O. Box 878, Encinitas, CA 92024 (6 19) 753-6543 Proof of Publication STATE OF CALIFORNIA, ss, COUNTY OF SAN DIEGO, e I am a citizen of the United States and a resident of the county aforesaid; I am over the age of eighteen years, and not a party toor interested in the above entitled matter. I am principal clerk of the printer of the Carlsbad Journal a newspaper of general circulation, published twice weekly in the City of Carlsbad, County of San Diego, State of California, and which newspaper is published for the dissemination of local news and intelligenceof a general character, and which newspaper at 011 times herein mentioned had and still has a bona fide subscription list of paying subscribers, and which newspaper has been established, printed and published at regular intervals in the said City of Carlsbad. County of San Diego, State of California, for a period exceeding one year next orecedina the date of oublication of the notice SPECIAL MEETING cularly described as: NOTICE OF PUBLIC HEARING A Portion of Map NO. 1861 of Carlsbad Lands. Tract 46. NOTICEIS HEREBY GIVEN that the Housing and Redevelopment Commission of the City ofCarlsbad. will hold a special public hearing ‘at Lhe Council Chambers. 1200 Elm Avenue. Carlsbad. California. al 6:OO p.m. on Tuesday. November 10, 1987. ta consider approval of a ma- jorredevelopmenl permit on prop- ertygenerally located at the north- east corner of Carlsbad Boulevard and Carlsbad Village Drive (Elm Avenue) in subarea 5 of the VR Zone (Zone 1) and more parti- Those persons wishing to speak oo this Proposal are cordially in- vited to attend the public hearing, If YOU have any questions. please call the Redevelopment office at 434-2811. If YOU challenge the Redevelop. ment Permit in court. you may be limited to raising only those issues YOU ?r SomcOne else raised at the pubhe hearing described in this no. (ice. or in written correspondence delivered to the City of Carlsbad at or prior to the public hearing. Case File: RP 87.11 Applicant: VILLAGE FAIRE il d ereinafter referred to; and that the notice of which the annexed is a printed copy, has been published in each regular and entire issueof said newspaper and not in any supplement thereof on the following dates, to-wit: October 30 . . . . . . . . . 19.8.7. 19.. I VILLAGE FAIRE CJ 4908: October 30,1m -. AP 87-11 J ., .., . . . . . . . . . . . . . 19.. . . . . . . . . . . . . . . . . . . . . 19.. . . . . . . . . . 19.. I certify under penalty of perjury that the foregoing is true and correct. Executed a\~;lsb~$tC$unty of San Diego, State of California on day of --. Clerk of the Printer