The URL can be used to link to this page

Home My WebLink AboutRP 85-06; McComas Medical Professional Building; Redevelopment Permits (RP) (5)SUPPLEMENTAL STAFF REPORT DATE: October 9, 1985 TO: DESIGN REVIEW BOARD SUBJECT: RP 85-6 MCCOMAS- 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 subarea 7 of the Village Redevelopment Area. DISCUSSION At their meeting of September 11, 1985, the Design Review Board heard a presentation on RP 85-6. The Design Review Board continued the item and requested additional information form staff and the applicant The north and western elevations that were requested are included in this packet. Additional concerns regarding set-back and drainage will be discussed further at this meeting. CHRIS SALOMONE CSral APPLICON SUBMITTAL DATE: W, 1985 W^ MARCH 3. STAFF REPORT DATE: SEPTEMBER 11, 1985 N 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. Eleven parking spaces are required, fourteen have been provided. Six of the spaces are compact and will take access off 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-eav«s 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. -2- 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 -3- LOCATION MAP* McCOMAS RP 85-6 APPLICTION SUBMITTAL DATE MARCH m 1985 STAFF REPORT DATE: JULY 10, 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, 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, 051, recommending DENIAL 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 4,991 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 six tuck-under parking spaces. Ten additional spaces would be provided at the rear of the lot with access taken from 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. Ill. ANALYSIS Planning Issues 1) Is the proposed project consistent with the goals and objectives of the Village Design Manual? 2) Does the proposed project conform to the requirements of the Zoning Ordinance? Discussion The project site is located within Sub-area 7 of the Village Redevelopment area. Traditionally, this area has accommodated both residential and commercial development and those types of uses are encouraged. The proposed project, however, does not meet all the requirements of the Zoning Ordinance nor the policies of the Engineering Department. Staff has numerous concerns regarding setbacks, parking, and circulation. Some of these concerns include: 1) The proposed structure is located only 5' from the front property line along Madison Street. The property to the north provides a 14.5* setback. 2) No sideyard setback is provided on the north side of the project. Sub-area 7 has uses similar to the R-P zone, which would require a 6' setback in this case. The property to the north provides a 10' setback. 3) Compact parking spaces are mixed with regular spaces which make it difficult for drivers to decide where to park. 4) Handicap parking stall is too narrow. State law requires a 9' width with a 5' access. 5) Five foot backups are not provided between stalls 6 and 11 and stalls 1 and 7. This is a standard requirement to facilitate automobile turning movements. 6) Cars parked off the alley have only a 23' backup. Engineering policy requires a 24' backup. Space No. 15 provides only a 20' backup. 7) Parking stalls are not located 5' off the alley. 8) Building projects over 24' driveway. 9) No landscaping in parking area. 10) Parking stalls 1, 7, 12 are set back only minimally from Oak Avenue. Other projects in the area have a street sideyard setback of 10'. Overall, staff believes the proposed project is incompatible with the adjacent property, and exhibits poor circulation patterns. In addition, the parking lot is not visually attractive as there is little landscaping. -2- The applicant has indicated to staff that he believes his project is acceptable the way it is. Staff has expressed concern over the various issues and feels that with modifications the project might be workable. The applicant is unwilling to modify his proposal. Therefore, due to the large number of unresolved issues, staff has no option but to recommend denial of this redevelopment permit. 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 AML:bn 6/26/85 -3- LOCATION MAP CHISTHUT AVI McCOMAS RP 85-6 DEVELOPMENTAL SERVICES LAND USE PLANNING OFFICE 1200 ELM AVENUE CARLSBAD, CA 92008-1989 (619) 438-5591 Citp of CarliS&ab ^3EGATIVE DECLARATION PRDJECT ADDRESS/LOCATION: Street and Oak Avenue. 3095 Madison, northeast oomer of Madison PRDJECT DESCRIPTION: Request for a redevelopment permit 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 Enviroranental 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 for 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. Corsnents from the public are invited. Please submit comments in vnriting to t±ie Land Use Planning Office witJiin ten (10) days of date of issuance. DATED: June 10, 1985 CASE NO: RP 85-6 APPLICANT: MC COMAS PUBLISH DATE: June 15, 1985 MICHAEL J. HOIiZMI] Land Use Planning Manager ND-4 5/81