HomeMy WebLinkAboutRP 85-06; McComas Medical Professional Building; Redevelopment Permits (RP)APPLICATION SUBMITTAL DATE:
MARCH 18, 1985
STAFF REPORT
DATE: SEPTEMBER 11, 1985
TO: ' DESIGN REVIEW BOARD
FROM: LAND USE PLANNING OFFICE
SUBJECT: RP 85-6 - MC COMAS - Request for approval of a
Redevelopment Permit to develop a medical/professional
office building at the northwest corner of Madison
Street and Oak Avenue in Sub-area 7 of the Village
Redevelopment Area.
I. RECOMMENDATION
It is recommended that the Design Review Board APPROVE the
Negative Declaration issued by the Land Use Planning Manager and
ADOPT Resolution No. 057, recommending APPROVAL of RP 85-6,
based on the findings contained therein.
II. PROJECT DESCRIPTION
The applicant is requesting approval of a Redevelopment Permit
to develop a 4,198 square foot medical/professional office on
.19 acres, located as described above. The subject property is
a level corner lot, fronting on both Madison Street and Oak
Avenue.
The proposed two-story structure would be developed over four
tuck-under parking spaces. Ten additional spaces would be
provided at the rear of the lot with access taken from both
Oak Street and the alley.
A request for street vacation of 10 feet along Oak Avenue is also
proposed by the applicant. Engineering staff has indicated this
presents no problems because street improvements have already
been installed on Oak at the site and the proposed vacation would
occur behind the improvements and not affect them.
III. ANALYSIS
Planning Issues
1) Is the proposed project consistent with the goals and
standards of Subarea 7 of the Village Design Manual?
2) Does the proposed project conform to the requirements
of the Zoning Ordinance?
Discussion
The proposed project is located on the southern boundary of
Subarea 7 of the Village Redevelopment area. This subarea has
accommodated both residential and office/commercial types of
uses. Both these uses occur in the immediate neighborhood of the
project site but are separated by Oak Avenue. Properties on the
north side of Oak Avenue contain office uses such as insurance
and real estate offices. Properties to the south include single
family dwellings and duplexes which will not be significantly
impacted by the proposed office use.
The proposed structure is two stories in height and at the rear
cantilevers over four parking spaces, ^e^n^garking spaces are
required, fourteen have been provided. Six of the ^aces are
compact and wiii take access orf the "adjacent alley. The spaces
will be set back five feet from the alley which will allow for
adequate back up and turnaround.
The proposed building is 24 feet in height and has 15 foot
setbacks on both Madison Street and Oak Avenue. Properties to
the north have equivalent frontyard setbacks. The Village
Design Manual states, "In exchange for exceptionally good
landscaping, depth of the required setbacks may be reduced by
the Housing and Redevelopment Commission." Because other
buildings on Madison have a similar setback, staff feels the
reduced setback is both consistent and compatible with other
structures in the neighborhood. The applicant has agreed to
provide exceptional landscaping and the approval has been so
conditioned.
As previously stated, the applicant has requested a 10 foot
street vacation on Oak Street and engineering staff has
indicated this request presents no problems. The vacated area
will be landscaped as will the 10 foot front yard setback on
Madison Street. Landscaping will also be installed at the
northern setback and at several locations in the parking lot.
Architectural Compatibility
The proposed architecture is English Tudor featuring dark brown,
wood plant-ons over beige stucco. Paned, bay windows and a
stone veneer will add visual interest to the building plans.
The doors and eaves will be accented with teal blue paint.
Staff has some concerns over the architectural compatibility of
the proposed structure. Other than the bay windows, very little
articulation has been provided to break up the building mass.
Basically, the second floor is very boxy and unrelieved. The
roof line is not typical of a traditional steeply-pitched Tudor
roof. Staff feels the elevations could be improved by
additional window treatment on the second floor and the removal
of some of the exterior timbers. Although the proposed building
offers a unique style of architecture, surrounding office uses
are of a more contemporary stucco style. Staff believes that a
more restrained design would be appropriate,
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As proposed, this use and building (with minor modifications)
will be compatible with the surrounding buildings, the design
concepts of the Village Design Manual and the goals of Subarea 7
of the Village Redevelopment Area, Staff, therefore, recommends
approval of RP 85-6,
IV, ENVIRONMENTAL REVIEW
The Land Use Planning Manager has determined that this project
will not have a significant impact on the environment and,
therefore, issued a Negative Declaration on June 10, 1985,
ATTACHMENTS
1) Design Review Board Resolution No, 051
2) Location Map
3) Background Data Sheet
4) Disclosure Form
5) Environmental Document
6) Reduced Exhibits
7) Exhibits "A" - "C", dated August 26, 1985
AML:ad
8/29/85
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LOCATION MAP 1
McCOMAS
BACKGROUND DATA SHEET
CASE NO: RP 85-6
APPLICANT: JOHN MC COMAS
REQUEST AND LOCATION: Redevelopment Permit to oonstruct a 4,991 sq, ft. medical/
professional office building at the northwest comer of Madison St. & Oak Avenue
LEGAL DESCRIPTION: Lots 31 & 32 in Block 39, City of Carlsbad, according to Map
No. 535, recorded in the Office of the County Reoorder, May 2, 1888
APN; 203-305-10
Acres .19 Proposed No. of Lots/tJnits N/A
GENERAL PLAN AND ZONING
Land Use Designation CBD
Density Allowed N/A Density Proposed N/\
Existing Zone VR/Sub-area 7 Proposed Zone N/A
Surrounding Zoning and Land Use:
Zoning Land Use
Site VR Vacant
North VR Office
South VR Residence
East VR Office
West VR Alley/Office
PUBLIC FACILITIES
School District NA Water Carlsbad Sewer Carlsbad EDU's
Public Facilities Fee Agreement, dated February 21, 1985
ENVIRONMENTAL IMPACT ASSESSMENT
X Negative Declaration, issued June 10, 1985
^E.I.R. Certified, dated
Other,
infonnatior^ required, you will hm so adj^ed^ _ . .
.PPLICANT:
AGENT:
Name (individual, partyiership, joint venture, corporation, syndication)
1265 (j^nihJjoL Lome. [aAJj&lkd, [aJlfonnJja. ^2008
Business Address
Telephone Number
Same ad above
Name
Business Address
MSHBEBSt
Telephone Number
Name -{individxial, partner, join^ Home Address
venture, corporation, syndication)
-
Business Address
Telephone Nunber Telephone Number
Naae Home Address
Business Address
Telephone Nuaber Telephone iiuraber
(Attach more sheets if necessary)
lA'e declare under penalty of perjury that the information contained in this dis-
closure is true and correct and tihat it will remain true and correct and may be'
rel iod upon as being true and correct until amended.
Agent, Ovner, Partner
DEVELOPMENTAL
SERVICES
LAND USE PLANNING OFFICE
1200 ELM AVENUE
CARLSBAD, CA 92008-1989
(619) 438-5591
Citp of Caxlsbah
MEGATIVE DECLARATION
PRDJECT ADDRESS/LOCATION:
Street and Oak Avenue,
3095 Madison, northeast oomer of Madison
PROJECT DESCRIPTION: Request for a redevelopment pemit to oonstruct
a 4,991 sq, ft, medical/professional office building.
The City of Carlsbad has conducted an environmental review of the
above described project pursuant to the Guidelines for Implementation
of the California Environm.ental Quality Act and the Environmental
Protection Ordinance of the City of Carlsbad. As a result of said
review, a Neqative Declaration (declaration that the project will not
have a significant impact on the environment) is hereby issued fbr the
subject project. Justification for this action is on file in the
Land Use Planning Office,
A copy of the Negative Declaration with supportive documents is on
file in the Land Use Planning Office, City Hall, 1200 Elm Avenue,
Carlsbad, CA, 92008, Corfnents frcm the public are invited. Please
submit comments in vnriting to the Land Use Planning Office within ten
(10) days of date of issuance.
DATED: June 10, 1985
CASE NO: RP 85-6
APPLICANT: MC COMAS
PUBLISH EATE: June 15, 1985
11, Vu 0>rw ClV\4r(id.v\ij3-
MICHAEL J. B9U!2MILE^
Land Use Planning Manager
ND-4
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