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HomeMy WebLinkAbout1987-04-01; Design Review Board; MinutesMINUTES Meeting of: DESIGN REVIEW BOARD Time of Meeting: 5:OO p.m. Date of Meeting: April 1, 1987 Place of Meeting: Safety Service Center, 2560 Orion Way CALL TO ORDER: Chairman Rombotis called the Meeting to order at 5:OO p.m. ROLL CALL: Present: Chairman Rombotis, Members Hall and McCoy. Absent: Members Holmes and McFadden. Staff Present: Chris Salomone, Community Redevelopment Manager Ron Ball, Assistant City Attorney Charles Grimm, Assistant Planning Director Adrienne Landers, Assistant Planner PLEDGE OF ALLEGIANCE was led by Chairman Rombotis. DEPARTMENTAL 1. RP 86-14 - BIZIEFF - Request for approval of a permit to allow construction of two commercial buildings at the intersection of Lincoln Street, Oak Avenue, and Carlsbad Boulevard in Subarea 5 of the V-R Zone. Chairman Rombotis acknowledged receipt of a packet of letters, two in favor of this project and 17 in opposition. record. These letters were made a part of the Chairman Rombotis announced although it was not listed as a public hearing, this item was a public hearing. Chris Salomone, Community Redevelopment Manager, gave the staff presentation, as contained in the staff report, using slides to show the site and the parking in the area. More slides showed Lincoln Street and the parallel parking. Mr. Salomone stated there will be public improvements in this area, and those include a median, landscaping, sidewalks, curbs and gutters. As a result of those public improvements, this would eliminate the headin parking shown in the slide for the retail facility. No public improvements are to be done along the Oak Avenue roadway by the City at this time. Mr. Salomone stated this is a policy issue. The City has closed Garfield Avenue and will make that into a public parking lot. this parcel was part of the consideration of this project tonight. If Lincoln Street were closed, and the public improvements put in on Carlsbad Boulevard, including a median, this would close Carlsbad Boulevard to all but northbound traffic entering from Lincoln Street. Whether that would be desirable from a site development standpoint has not been determined. This area is in the view corridor, and as such, the City encourages amenities along that corridor, including buildings to enhance that view corridor. He felt the issue of the developability of MINUTES DESIGN REVIEW BOARD April 1, 1987 PAGE 2 DEPARTMENTAL: (continued) Adrienne Landers continued the report using slides to show the elevations of the buildings, the footprints of the buildings and the breezeway by which the buildings are joined. She stated there were 15 parking spaces needed, and with the partial street vacation and street closure of Lincoln Street, this would result in 26 parking spaces; 15 would be private and 11 public. The positive features of the project are it would eliminate the existing building and would retain the village atmosphere. eliminate the existing driveway onto Carlsbad Boulevard, and the traffic at Carlsbad Boulevard, Lincoln Street and Elm Avenue would be eliminated. This would Ms. Landers stated parking is the major issue. This is a difficult site to develop and the closure of Lincoln Street and street vacation would help the applicant conform with parking standards. Staff did a traffic study and that indicated no negative impact as far as closing Lincoln Street. This did not address the other impacts to the adjacent property owners. Complex was designated on a one space to one unit basis. This proposed project and parking would affect the parking ratio for the Monterey Complex. The residents there also feel they would have no frontage to a street, but only to a parking lot. They were also concerned about their view and the seabreeze. Parking at the Monterey Ms. Landers continued, stating this was too intense a project for the size of the land parcel. a large use of public land to make the access and parking work. Staff felt this would be detrimental to the surrounding property owners and recommended denial of the project. It would require Member McCoy stated he would like the Engineering Department to tell the Board whether there was any possibility of access off of Carlsbad Boulevard for anything. Dave Hauser, Assistant City Engineer, stated they had not looked at this specific area on Carlsbad Boulevard, but they would prefer access be from side streets at any time. probably be "no". He stated their recommendation would Member Hall inquired as to the location of the 12 parking spaces on the street. Ms. Landers stated she measured the length of the street and divided it by 20 for both sides of Lincoln Street and had come up with a rough estimate of the parking spaces. Chairman Rombotis opened the public hearing at 5:14 p.m., and issued the invitation to speak. Chairman Rombotis stated up to the present time he had six requests to speak in opposition and a letter from the Historic Preservation Commission in opposition. He again referred to the packet of letters already presented to the Board. Chairman Rombotis stated the Assistant City Attorney had informed him it would take unanimous decision of the Members here for approval of this project, and he noted there were two Members of the Board absent. MINUTES DESIGN REVIEW BOARD April 1, 1987 PAGE 3 MEMBERS \ DEPARTMENTAL: (continued) Gordon Bizieff, 2892 3efferson Street, Architect representing the applicant, stated this was a difficult site to work with and it was actually a remnant parcel left over by an easement granted by the public right-of- way surrounding the parcel. The project was started in 1985, and the design sketch was shown. The square footage of the building has been reduced from 5,000 to 4,300 square feet. This was submitted to the City in 3uly of 1986, and there was a traffic study done. Staff accepted the traffic study and was preparing a positive recommendation. In November, a staff meeting was held and their position changed. It was felt this project was incorporated into the village theme and was consistent with the Design Manual guidelines. Mr. Bizieff felt this would be an enhancement to the City and would be consistent with the surrounding architecture, particularly the Carlsbad Inn. It was felt that one of the major concerns in the Redevelopment Area was the limited parking. Any reduction in parking would be detrimental. This project had tried to increase the available parking in the area. The additional parking would benefit the residents of the Monterey Complex as well. They wanted to work the design in with the Monterey Complex, making a connection between those two units. He explained the landscaped ramp and connection across eventually to Carlsbad Inn. the letter had been sent out to all the homeowners about a year ago, as they wished people to view the project. They had no response at that time. After the project was submitted, they received more letters of concern from the owners of the condominium development. The main concern was with the parking issue and the view corridors. Since that time, the trash location has been moved from across the street by Monterey to the development side of the street. An additional landscaped area and walk into the parking area has been added and the points with regard to the Fire Department have been discussed with them. emergency exit was indicated. He stated An Mr. Bizieff stated Lincoln Street potentially will be closed, whether this project is approved or not. If this project is not approved, the approved situation presented in front of the Board tonight as far as the parking area may or may not happen. Mr. Bizieff referred to a copy of the items listed as benefits realized by the approval of the proposed development plan for 3076 Carlsbad Boulevard. follows: They are as 1. Provide design solution for the acknowledged problem intersection of Lincoln and Carlsbad Boulevard. (As per City traffic study) 2. Eliminate dangerous parking backup from site onto Carlsbad Boulevard. 3. Provide thirteen additional public parking spaces in redevelopment area. MINUTES DESIGN REVIEW BOARD April 1, 1987 PAGE 4 DEPARTMENTAL: (continued) 4. Provide replacement parking for on site spaces eliminated when right-of-way improvements occur on Carlsbad Boulevard. 5. Enhancement of the Carlsbad Boulevard view corridor. 6. Provide an attrative structure consistant with the intent of the redevelopment guidelines. 7. Additional tax increment revenue to support additional improvements in redevelopment area. Mr. Bizieff next described the problem of the inner section of Lincoln Street and Carlsbad Boulevard. He stated they had attempted to mitigate that intersection by closing it. The three existing carports on the northerly side would be outside of the parking area. access Carlsbad Boulevard, but by parking into a pocket would not have to back into traffic. He stated they had provided 14 additional parking stalls in addition to the amount provided for their own development and they had incorporated both sides of the street. They would One of the uses determined preferable for this site was a travel service, and would operate during normal business hours. After those normal business hours, there would be 26 stalls available to all the residents. Also to replace those added to this project side of the street, there would be tuck-under parking. Mr. Bizieff stated the applicant felt these buildings would be an enhancement to the view corridor and the architecture is a great plus to the area. attractive structures in accordance with the intent of the Redevelopment Area and would increase the tax revenues. These would be In response to Board query regarding the height of the project, the applicant stated the finished project would be 23 feet to the ridge line of the second-story building. In answer to Member Hall's question regarding a traffic signal, Mr. Bizieff stated safety was the concern of everyone present. The applicant would definitely consider participating in an assessment district to allow a traffic signal where staff deemed it was necessary. be fair to ask an applicant building a 4,400 square foot building to bear the entire cost of such a traffic signal. It would not Y MEMBERS MINUTES DESIGN REVIEW BOARD April 1, 1987 PAGE 5 MEMBERS \ DEPARTMENTAL: (continued) Joe Marranca, 3300 Donna Drive, addressed the Design Review Board in opposition to this application. He referred to the 11 good reasons in the petition circulated by the Monterey Condominium owners. also many other problems that would arise from the parking. He stated there was no enhancement for the Monterey Condominium Complex, as they would be looking into a parking lot. There would be unsightly cars, oil spills and rubbish, and that would certainly be no enhancement. The additional parking spots look good on paper, but everyone would be looking for parking. The Monterey people would be looking for parking spaces also. He stated he would like to retire by the beach, but not if he walked out into a parking lot. Also, how well would this parking lot be lighted, and how many people would be there. He felt that would be dangerous and he was certainly against tying the project into the Monterey Condominium Complex. environment, it would not be by tying into that intense a building. He stated he had not know of any accidents at that corner, so he did not consider that intersection unsafe. Mr. Marranca concluded, suggesting the City put a park into that area. He stated there were If there was to be a park-like 3im Boone, 3955 Skyline Road, representing the Monterey Howeowners, stated he had lived in the Monterey Condominium Complex and after moving out, purchased a unit there. proposed. This is a difficult site and he agreed with that. He felt that site did not have to be utilized to the maximum and this project would be far too intense on that small a parcel. Mr. Boone stated he wanted the village atmosphere to be followed in that area and this would certainly not follow the quidelines. As far as the parking proposed on Lincoln Street, Mr. Boone stated if the City were giving that much property away, the Monterey Condominium Complex would like to apply for some. He stated he was in opposition to the project as Tom Knipstein, Escondido, stated Mr. Boone is President of the Homeowners Association and he is the Vice-president. He stated they were all proud of the Monterey Condominium Complex, the building and their ownership. He stated he was in opposition to this proposed project, as it will detract from the home all of these people have there. The parking and the development itself are overscaled for what the property would reasonably hold, and although it is supposed to help carry on the village atmosphere, he felt it would not accomplish that. He suggested perhaps the applicant should buy vacant land in other spots to provide ample parking, but should not expect the City to give him the area needed for parking. There are lots available nearby that the applicant could purchase. Beth Trent, 2429 Windward Circle, addressed the Board in opposition to this project, stating she was one of the original owners in the condominium complex. the Monterey Complex is a lovely spot and in character with the area. She felt this proposed project would take away from the character of Carlsbad instead of enhancing it. It would certainly not be wise to have a parking lot as an entrance. She stated MINUTES DESIGN REVIEW BOARD April 1, 1987 PAGE 6 DEPARTMENTAL: (continued) Edwin Trent, 2429 Windward Circ stating if the City of Thousand street for a parking lot, the c e, spoke before the Board Oaks would give anyone a ty would be sued. Bea Nelson, 1024 So. Clementine, Oceanside, representing the Monterey Condominium Complex as the Manager of the Association, addressed the Board in opposition to this project. She referred to the packet of petitions she had received from condominium owners and presented them as part of the record. She read from the petition addressed to the Design Review Board giving the itemized statement of objections, as follows: 1. 2. 3. 4. 5. 6. 7. 8. 9. IO. 11. The proposal requires that the City of Carlsbad give away a large area of public land (west 1/2 of Lincoln Street) to help the applicant meet parking, set-back and driveway standards. The Eastern 1/2 of Lincoln Street would also be used to help the developer meet these standards at the expense of the Monterey Complex. The Monterey would street. The Monterey would spaces. ose its frontage on a public ose approximately 12 parking The Monterey would lose view and ocean breezes. The Monterey would lose visiibility from Carlsbad Boulevard with negative impact for condos being rented. The developer's trash-bin area is proposed for placement directly in front of the Monterey, against our curb. The proposed hedge in our parkway would make it impossible to bring in tree-trimming equipment necessary to trim our tall palms, and access by fire or other emergency equipment would be difficult. The lovely old eucalyptus trees on the West side of Lincoln are earmarked for removal, and we would instead be looking across the street into the rear- ends of 10 carports. Three Monterey garages opening on Lincoln Street would have access only thorugh a parking lot, and could be blocked by cars parking in undesignated areas. Monterey property values would be adversely affected by proposed development. Mrs. Nelson continued, stating two units had been sold and were in escrow at the time she sent a copy of the proposed plan to the new owner. When they received those, escrow had closed on one unit, but the purchase of the other unit was dropped. It was felt the property would be devaluated if this project were allowed to be built. MEMBERS Y MINUTES DESIGN REVIEW BOARD April 1, 1987 PAGE 7 DEPARTMENTAL: (continued) Mrs. Nelson stated another factor was their condominium complex has a second trash area at the north end of their garages, enclosed with a fence. She stated she had not been able to figure out how the trash would be able to be picked up with the proposed project. Fran Yarbrough, 3112 Lincoln Street, stated she lives on the southeast corner and there are a number of new apartments on Lincoln Street. She felt it was important to be able to access to Elm Avenue. The emergency vehicles use that intersection every day, and it would be a dangerous situation if it were closed. John Grant spoke in opposition to this project as the owner of property on the corner where the liquor store and taco stand are located. He has many customers that come from the south and flow into the traffic on Lincoln Street, and he would be destressed to see that closed. stated he was strongly opposed to the City closing that street. If the City can buy Hosp Grove, why not condemnation proceedings with an equitable amount of money paid for that parcel and then open that up as a parkway. There is a fountain down in that area and that would be just a gorgeous area near the beach on a very prominent corner. Mr. Grant concluded, stating there could even be a statue in that area to beautify it. He Roy Berd, Skyline Road, owns property at 325 Oak Avenue, and spoke in opposition to the project, stating they would have to exit through the east portion of the parking lot and it would be very detrimental to close Lincoln Street to through traffic. Paul Mandrick, 3080 Lincoln #3, spoke in opposition to the proposed project, stating she objects to giving the street for a parking area. She stated she has lived in the front unit for five years, and there have been no accidents at that corner. She was concerned about the safety in the parking lot. She stated it would not be safe for single women to come into the Monterey Condominium Complex through this parking lot. between the cars at the present time, and if the street were closed off, this would encourage this type of activity even more so. She asked how many stories would be in the proposed building and staff answered one building would have one story and one building would be two story with tucked-in parking at the back side of the unit. There are transients who sleep Since no one else wished to speak on this item, the public testimony was concluded at 5:53 p.m. Member McCoy stated the project was too dense and it would not be fair to take a public street for private enterprise. He stated he could not approve this project and felt the building should be reduced as far as square footage using their own parking. MINUTES DESIGN REVIEW BOARD April '1, 1987 PAGE 8 DEPARTMENTAL : (cont inued ) Member Hall asked staff about their recommendation for the possible closing of Lincoln Street. Staff indicated the traffic study determined no significant changes would be caused by the closure of Lincoln Street. would be re-destributed and would move to Carlsbad Boulevard and Oak Avenue. The consultant said when the warrants are met, there would be a signal at Carlsbad Boulevard and Oak Avenue or Carlsbad Boulevard and Pine Avenue. The traffic Ms. Landers stated Marty Bouman had reviewed the analysis and had no problem with the conclusion, with a suggested pedistrian overpass at Carlsbad Boulevard and Oak Avenue instead of a signal. Assistant City Attorney Ron Ball stated the question of the street vacation would be another hearing with specific findings. Member Hall stated he liked the project and felt the theme followed the same theme as the Carlsbad Inn across the street. He did not like the parking lot situation, but it could be a benefit to all of the residents in that area if it were properly done. He felt Lincoln Street was not a safe access to Carlsbad Boulevard. Member Hall stated he would like to see the applicant ask for a continuance and work with the neighbors to come to an understanding. Chairman Rombotis stated the project was too intense and he would like to see the City tell the Board definitely whether are not they were going to close Lincoln Street. Chairman Rombotis stated this project was not viable. In staff's opinion, it would be better served to have Lincoln Street closed. They felt this is not a desirable intersection. Member McCoy stated Oak Avenue and Carlsbad Boulevard is another poor intersection. Design Review Board adopted the following Resolution: RESOLUTION NO. 098, DENYING A REDEVELOPMENT PERMIT TO CONSTRUCT TWO COMMERCIAL BUILDINGS ON PROPERTY GENERALLY LOCATED AT THE INTERSECTION OF LINCOLN STREET, OAK AVENUE AND CARLSBAD BOULEVARD. This project was denied without prejudice. Member Hall at first voted "no", due to a misunderstanding, but changed his vote to ''yes1', making the vote unanimous. Chairman Rombotis reminded the applicant any decision the Design Review Board makes is appealable to the City Council. Rombot is Hall McCoy DESIGI April 1, 1987 MINUTES REVIEW BOARD PAGE 9 DEPARTMENTAL : (continued) 2. RP 87-3 - COMMUNITY RESOURCE CENTER - Request for a minor redevelopment permit to operate a thrift store at the northwest corner of Roosevelt Street and Oak Avenue. This item was continued to April 15, 1987. AD30URNMENT: By proper motion, the Regular Meeting of April 1, 1987, was adjourned to April 13, 1987, at 1O:OO a.m., at the Beach Terrace, for a workshop. Respectfully submitted, CHRIS SALOMONE Community Redevelopment Manager Harriett Babbitt Minutes Clerk HB: tb Romb o t i s Hal 1 McCoy