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HomeMy WebLinkAbout1996-02-21; Design Review Board; Resolution 2461 2 3 4 5 6 7 a 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 DESIGN REVIEW BOARD RESOLUTION NO. 246 A RESOLUTION OF THE DESIGN REVIEW BOARD OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF REVISIONS TO THE VILLAGE REDEVELOPMENT MASTER PLAN AND DESIGN MANUAL IN ACCORDANCE WITH THE BARRIO SPECIFIC PLAN. CASE NAME: BARRIO SPECIFIC PLAN CASE NO: REDEVELOPMENT MASTER PLAN AMENDMENT WHEREAS, the City of Carlsbad has filed a verified application for an amendment to the Carlsbad Village Redevelopment Master Plan and Design Manual as shown on Exhibit "U" dated February 21,1996, attached and incorporated herein, which has been filed with the Design Review Board; and WHEREAS, the Design Review Board did on the 21st day of February, 1996, hold a duly noticed public hearing as prescribed by law to consider said request; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all persons desiring to be heard, said Board considered all factors relating to the amendment; and NOW, THEREFORE, BE IT HEREBY RESOLVED by the Design Review Board as follows: A) That the foregoing recitations are true and correct. B) That based on the evidence presented at the public hearing, the Board RECOMMENDS APPROVAL of Exhibit "U", dated February 21, 1996, attached hereto and made a part hereof, based on the following findings and subject to the following conditions. Findinm : 1. The Design Review Board finds that the proposed amendment is consistent with the applicable goals and objectives of the General Plan in that it provides consistency between the Barrio Specific Plan, the Village Redevelopment Master Plan and Design Manual and the Zoning Ordinance and allows a more precise implementation of the General Plan. .... 1 2 2 4 k Y e 7 E S 1c 11 12 12 14 15 16 17 la 19 20 21 22 23 24 25 26 27 28 h Conditions: 1. The Design Review Board does hereby recommend approval of Exhibit “U”, dated February 21, 1996, for the amendments to the Village Redevelopment Master Plan and Design Manual entitled “Barrio Specific Plan”, attached hereto and made a part hereof, subject to the conditions herein set forth. Staff is authorized and directed to make all corrections and modifications to the amendment documents, as necessary to make them internally consistent and conform to Housing and Redevelopment Commission’s final action on the Project. Development shall occur substantially as shown on the approved exhibits. Any proposed development substantially different from this approval, shall require an amendment to this approval. General Conditions: 2. .... .... .... .... .... .... .... .... .... .... .... .... If any of the foregoing conditions fail to occur; or if they are, by their terms, to be implemented and maintained over time; if any of such conditions fail to be so implemented and maintained according to their terms, the City shall have the right to revoke or modify all approvals herein granted; deny or further condition issuance of all future building permits; deny, revoke or further condition all certificates of occupancy issued under the authority of approvals herein granted; institute and prosecute litigation to compel their compliance with said conditions or seek damages for their violation. No vested rights are gained by Developer or a successor in interest by the City’s approval of this Resolution. DRB RES0 NO. 246 -2- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 I€ 19 2c 21 22 2: 24 25 2e 27 2E PASSED, APPROVED, AND ADOPTED at a regular meeting of the Design Review Board of the City of Carlsbad, California, held on the 21st day of February, 1996, by the following vote, to wit: AYES: NOES: None ABSENT: Members Marquez and Vessey ABSTAIN: None Chairperson Welshons, Members Compas and Savary / KIM WELSHONS, Chairperson CARLSBAD DESIGN REVIEW BOARD ATTEST: EVAN BECKER Housing and Redevelopment Director DRB RES0 NO. 246 -3- Exhibit U February 21, 1996 VILLAGE REDEVELOPMENT MASTER PLAN AND DESIGN MANUAL - PROPOSED TEXT AMENDMENTS 1. Revise pages 2-25 through 2-31, inclusive, of the Village Redevelopment Master Plan and Design Manual to add the following: "For all properties in Districts 1, 2, and 3 which are located on the north side of Oak Avenue between Madison Street and Interstate 5, south of the coastal zone boundary, new development must function as a transitional buffer between commercial and residential land uses. Office uses are an example of a commercial development which functions as a transitional land use." II. Revise page 3-7 of the Village Redevelopment Master Plan and Design Manual to add the following: "Other Miscellaneous Requirements: Any non-residential development constructed on Oak Avenue, between Madison Street and Interstate 5, south of the coastal zone boundary, shall be designated in a manner which respects the area's residential character in terms of both visual and land use impacts." 111. Revise the portion of page 3-9 of the Village Redevelopment Master Plan and Design Manual that currently reads, "Also any non-residential development constructed on Oak Avenue shall be designed in a manner which respects the area's residential character," to read as follows: "Any non-residential development constructed on Oak Avenue, between Madison Street and Interstate 5, south of the coastal zone boundary, shall be designed in a manner which represents the area's residential character in terms of both visual and land use impacts." IV. Revise the portion of page 3-11 of the Village Redevelopment Master Plan and Design Manual under the section "Other Miscellaneous Requirements" to add the following: "Any non-residential development constructed on Oak Avenue, between Madison Street and Interstate 5, south of the coastal zone boundary, shall be designed in a manner which represents the area's residential character in terms of both visual and land use impacts. I' VILLAGE REDEVELOPMkNT MASTER PIAN AND DESIGN MANUAL TEXT AMENDMENTS V. Revise page 4-1 of the Village Redevelopment Master Plan and Design Manual to add the following: "Barrio Carlsbad Area For all future development as well as private and public property improvements within Land Use Districts 5 and 6, an Hispanic character will be emphasized to reinforce the uniqueness of the Barrio area. In the design review process for property improvements and new construction in Land Use Districts 5 and 6, the Design Review Board must be satisfied that the applicant has made an honest effort to conform to the design principles which were approved as part of the Barrio Specific Plan (SP 209). See pages 4-23 through 4-26 of this document for the applicable design guidelines." VI. Amend the Village Redevelopment Master Plan and Design Guidelines by the addition of new pages 4-23 through 4-26 which incorporate design guidelines from the Barrio Specific Plan (SP 209) as shown on below: "STREET AMENITY GUIDELINES Pavement Incorporate textured or decorative paving materials in public sidewalks and intersections such as color or clay tiles. The design and appearance of these tiles should reflect the Hispanic culture. Public Art Incorporate public art, where appropriate, as a means of community expression. This can include painted murals, fountains, plaster piiiatas, statues of key Hispanic figures, etc. Benches Provide street furniture, where appropriate, for the comfort of pedestrians and visitors. The design and appearance of benches should reflect the Hispanic culture by inlaying color tiles, for example. Lighting Provide special light standards along Roosevelt Street. Light poles could have flags or banners to provide additional visual interest. Awnings Install outdoor awnings, where appropriate, to create greater definition of the physical pedestrian space and to shield shoppers from rain and sun. VILLAGE REDEVELOPMtiqT MASTER PIAN AND DESIGN MANUAL TEXT AMENDMENTS Use awnings that are harmonious in shape, color, and pattern, and compatible with the design of the building. Street Trees Plant street trees at regular intervals and on both sides of Roosevelt Street. Tree Pruning Prune street trees to allow views of shops and signs for motorists and pedestrians. Flower Boxes Where appropriate, install flower boxes and raised planters along the sidewalk. Planter boxes should reflect an Hispanic character by incorporating color tile in the design, for example. BUILDING DESIGN GUIDELINES Corn pati bility Buildings should be compatible in mass and height, relate harmoniously to the overall scale of adjoining development, and respect the existing character of adjacent buildings and the overall street. Transition When new buildings are constructed next to existing buildings, use architectural elements to provide a visual transition. Such techniques could include aligning cornices, continuing a pattern of wall openings, using similar fenestration and materials, and relating overall building proportions. Streetwall Locate buildings along the street property line to establish a well- defined, continuous streetwall. Blank Walls Avoid long, blank building facades because they are uninviting and do not contribute to the streetscape. Where unavoidable, use lattice with flowing vines or other dense landscaping along the wall to create a more pedestrian-friendly appearance. Facades Encourage building facades that emphasize an Hispanic character by using stucco walls, clay tile roofs, glazed tile trim, tile paving, etc. Ground Floor Loss of continuity of retailing at the ground floor level can compromise the role of this street as a primary shopping area for VILLAGE REDEVELOPMENT MASTER PLAN AND DESIGN MANUAL TEXT AMENDMENTS Barrio residents. To maintain an active pedestrian environment, locate high buildings. florists, and Encourage restaurants, intensity pedestrian uses on the ground levels of all Such uses could include restaurants, delicatessens, general retail sales. restaurants to provide large window openings for or sliding or fold-back windows. Outdoor Seating Encourage restaurants to provide outdoor seating areas to promote a lively, interactive street. Consider these areas as "outdoor rooms" with clear, recognizable shapes that reflect thoughtful planning and not simply leftover areas between buildings. Such spaces should be furnished with pedestrian amenities like outdoor seating, flower vendors, fountains, public art, piiiatas, etc. Color To reflect an Hispanic character, use off-white, beige, ochre, and other earth-tone color on building walls. Materials Select building materials that reflect an Hispanic character, such as plain, raked, or rough stucco on building walls, and flat or barrel tile roofing. Tiles Where appropriate to emphasize an Hispanic theme, use placed floral and geometric design accent tiles. Auxiliary Structures Integrate any auxiliary structures, such as trash enclosures and storage areas, into the overall design of the building. Mechanical Equipment Any mechanical equipment located on roofs should be screened from view or integrated into the overall roof form. Key Buildings To the extent possible, preserve and restore existing buildings with architectural or historical significance, especially those buildings with an Hispanic flavor. Residential Where residential development occurs, consult design guidelines found in Section G of the Carlsbad Villaae Redevelopment Master Plan. VILLAGE REDEVELOPMtNT MASTER PLAN AND DESIGN MANUAL TEXT AMENDMENTS PAGE 5 Privacy When non-residential uses adjoin residential uses, care should be given to maximize the privacy of residents. Orient bedroom and bathroom windows away from streets, driveways, and parking areas to limit vehicular noise and intrusion of lights. PARKING AND LOADING GUIDELINES Location Parking areas should be located behind buildings to allow for continuous retail activity along the sidewalk and to create a more attractive, pedestrian-oriented streetscape. Where this is not feasible, locate parking to the side of buildings. Parking along the street property line is strongly discouraged. Screening Where parking must be located within view of a public street, screen the area using a combination of features such as low decorative walls and plantings. Where decorative walls are considered, incorporate clay or color tiles to reflect an Hispanic character. Shared Parking Where possible, adjoining establishments should share parking areas to make more efficient use of each site and to reduce pavement area. Loading To minimize the visual impact of loading facilities, locate such facilities at the rear of a building where they would be out of view of nearby residents and where there is less pedestrian traffic. If loading facilities cannot be located at the rear of a building, they should be screened with fence or wall and dense landscaping. Landscaping Provide ample landscaping to reduce heat and glare, and to enhance the view of the parking areas. It is recommended that: one (1) tree be provided for every six (6) surface parking spaces; and trees be a minimum fifteen (15) gallon, fast-growing canopy tree. VII. Revise the portion of page 9-3 of the Village Redevelopment Master Plan and Design Guidelines under the section "Public Improvements" by the addition of the following: "Roosevelt Street, between Walnut Avenue and Carlsbad Village Drive, is seen as a community focal point of social activity for the Barrio residents. Therefore, special attention shall be given to the design and construction of all public improvements in this area. VILLAGE REDEVELOPMtNT MASTER PIAN AND DESIGN MANUAL TEXT AMENDMENTS PAGE 6 Prior to construction of public improvements on Roosevelt Street, City staff shall be satisfied that the improvements support the Hispanic character of the Barrio area. In addition, special attention shall be given by the City to the design of entryway features on Roosevelt Street at, and south of, Carlsbad Village Drive as related to public improvements. The entryway feature shall reflect the uniqueness of the Barrio area."