The URL can be used to link to this page

Home My WebLink AboutRP 88-02; Landreth Professional Office Center; Redevelopment Permits (RP)cA APWCATION COMPLETE DATE: Aoril 5.1988 STAFF REPORT DATE: OCTOBER 19, 1988 TO: DESIGN REVIEW BOARD FROM: PLANNING DEPARTMENT SUBJECT: RP 88-2 LANDRETH - A proposed 4,500 square foot general office building on a 10,203 square foot lot at 715 Arbuckle Place. The site is on the southeast corner of Arbuckle and Madison Street within Subarea 6 of the Village Redevelopment Area and Local Facilities Management Zone 1. I. RECOMMENDATION That the Design Review Board ADOPT Resolution No. 119 approving the mitigated Negative Declaration issued by the Planning Director and adopt Resolution No. 118 APPROVING RP 88-2 based on the findings and subject to the conditions contained herein. II. PROJECT DESCRIPTION AND BACKGROUND As shown on Exhibit "A", the project proposes two floors of office space above semi-subterranean parking. The parking which is accessed from Madison Street is approximately six feet below ground. The building is approximately 31 feet above ground level with six inch wide tongue and groove wood siding stained a light gray. Roof and wood accents are stained a medium brown. Foundation and terraced perimeter landscape planter walls are composed of gray 8" split face concrete block. The building is capped by a steel mansard roof colored a dark bronze. An intermediate roof between the first and second office floors is also proposed in dark bronzed colored steel. The project provides 15 parking spaces at a ratio of one space for 300 square feet of office space. Of these 15 spaces, 12 are full size. Three bicycle storage lockers are also proposed. Presently, the site is occupied by an older single family house. West of the site is the back of the Carlsbad Post Office, to the east is an office building (RP 85-4), south is an older apartment building, and to the north are older single family homes -- some of which are occupied as offices. IV. ANALYSIS 1. Is the project consistent with the goals and requirements of the General Plan, Redevelopment Plan, Zoning Ordinance, and Village Design Manual? 2. Is the project consistent with the adopted Zone 1 Local Facilities Management Plan? 3. Is the project environmentally sensitive? RP 88-2 - LANDRETH OCTOBER 19, 1988 Page 2 Discussion The proposed office use is consistent with the General and Redevelopment Plans Medium High Density Residential and Office Land Use Designation. The Village Design Manual encourages a compatible mix of office and residential land uses. The project provides that compatibility by sensitively mixing softer residential building materials such as wood siding and trim with more rigid nonresidential materials such as metal roofs and concrete block. The colors of these materials enhances both residential and office uses surrounding the site. The type and balance of window area provided in the building is sensitive to the mixed residential/office nature of the area. This compatibility is enhanced by landscaping 28% of the site with an extensive use of 24" box specimen trees, terraced landscaped planters, and cascading landscaped trellises. The plant material selected provides an attractive foreground for the building. The project meets the Zoning Ordinance's minimum for setbacks and parking. The three bike lockers provided by the project help implement the Village Design Manual's call for bicycle facilities and enhanced pedestrian movement. The project's site design provides clear and safe auto access from Madison Street. Auto turn movements in and out of the semi-subterranean parking and within the parking area itself can be safely made. Convex mirrors in the parking area increase visibility and add to public safety. Pedestrian access at the corner of Arbuckle and Madison is clearly defined and framed by landscape planters. Signage sufficiently identifies the site in a subdued sensitive manner. The current status of the Local Facilities Management Plan for Zone 1 (LFMP-1) indicates all eleven public facilities are presently meeting performance standards. According to the LFMP-1 the project does not directly or significantly impact facilities which will require mitigation in the foreseeable future. The project proposes development intensity in excess of LFMP-1 buildout projections for the site. The LFMP-1 buildout projections range from two dwellings to 3,345 square feet of office space. The project proposes 4,500 square feet of general office, or approximately 35% more space than that projected by LFMP-1. Although a significant percentage increase, the additional 1,155 square feet of office space has a minor site specific demand on public facilities. For instance, the increase represents 23 additional average daily trips from the site than projected. Present and projected public facilities appear able to handle the project's site specific increase in demand. However, the cumulative public facilities demands from additional projects proposed above buildout projections could impact projected public facility performance standards in Zone 1 at the City's buildout. RP 88-2 - LANDRETH OCTOBER 19, 1988 Page 3 The yearly LFMP-1 monitoring and update program analyzes and addresses the incremental changes to projected buildout based on approved and developed projects. The revised yearly buildout projections will assure that public facility demands are closely monitored and incorporated into the Growth Management process. The project is conditioned to comply with all requirements of the LFMP-1. V. ENVIRONMENTAL REVIEW Environmentally, the project presents no unmitigated impacts. The site is presently developed with one single family dwelling. This present development is non conforming to City standards with respect to public facility improvements, particularly drainage and undergrounding of utilities. The proposed project will correct these present drainage and visual impacts. Biologically and aesthetically several large trees exist onsite. The project will replace the loss of these trees with nine 24" box specimen size trees, along with an extensive landscape program. In creating semi-subterranean parking, the project may excavate potential paieontological resources. The project has been conditioned to mitigate this potential impact. For these reasons, the Planning Director has issued a mitigated Negative Declaration on September 16, 1988. The applicant has agreed to perform this mitigation. ATTACHMENTS 1. Design Review Board Resolution No. 119. 2. Design Review Board Resolution No. 118. 3. Location Map 4. Background Data Sheet 5. Disclosure Form 6. Local Facilities Impacts Assessment Form 7. Exhibit "A" - "L", dated September 21, 1988 LBS:af 9/6/88 2075 LAS PALMAS DRIVE m^£WJ M TELEPHONE CARLSBAD, CA 92009-4859 WLT^J^^ (619) 438-1161 (EttQ of CarlBbaii PLANNING DEPARTMENT NEGATIVE DECLARATION PROJECT ADDRESS/LOCATION: 715 Arbuckle Place, located at the southeast corner of Arbuckle Place and Madison Street PROJECT DESCRIPTION: A 4,500 square foot building consisting of two floors over a semi-subterranean parking garage on a 10,203 square foot lot. 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 date of issuance. MICHAEL J. HOLZMILlifife DATED: September 16, 1988 f vXJUJ^Yip^>tt ) \ VW'^^yvA^L3^1^<£U- MICHAEL J. HOLZMl] CASE NO: RP 88-2 Planning Director APPLICANT: LANDRETH, Richard & Leslie PUBLISH DATE: September 16, T988