HomeMy WebLinkAbout1985-09-11; Design Review Board; MinutesMINUTES
Meeting of: DESIGN FEVIEW BOARD
Time of Meeting: 5:OO p.m.
Date of Meeting: September 11 , 1985
Place of Meeting: City Council Chambers
CALLI 'Io ORDER:
The Meeting was called to order at 5:OO p.m. by
Chairman McCoy.
ROLL CALL:
Present: Chairman McCoy, Members Marcus, Holmes, and Schlehuber.
Absent: Member Ronbtis.
PLEDGE OF ALLEGIANCE was led by Chairman McCoy.
Staff Meher Present:
Chris Salmne, Camunity Redevelopnent Manager
PUBLIC HEARING:
1. RP 85-6 - MC COMAS - Request for approval of a
Redevelopment Permit to develop a medical/professional office building at the northwest mrner of Madison Street and Oak Avenue in Subarea 7 of the Village
Redevelopment Area.
Member Holmes stated he would abstain from discussion on this item and left the dais.
Chris Salomone, Comunity Redevelopment Manager, gave
the presentation on this item as contained in the staff report, using a transparency to show the site and wall
charts showing the parking spaces and access to the
Property
In answer to query, Mr. Salomone stated the Board mst
make a finding to reduce the setback on Madison Street.
Chairman McCoy cpened the public hearing at 5:09 p.m.,
and issued the invitation to speak.
Audrey McCamas, 1265 Cynthia Lane, appeared for the applicant, requesting a reduction in the setback. stated the building had been reduced in size, and muld not be reduced any further and still remain economically feasible.
She
Since no one else wished to speak, the public hearing
was closed at 5:11 p.m.
Member Marcus stated her mcern with the design of the
building, and Member Schlehuber mncurred. expressed a problem with the ten-foot setback for Madison Street, in light of the existing buildings lining up at a different angle.
He also
Chairman McCoy read a letter from Ed Robinson, 3081 Carlsbad Boulevard, owner of the property next door to
the proposed project. stated his approval of the proposed project.
He wished the applicant well and
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MINUTES
September 11, 1985 Page 2
Chairman McCoy stated he felt the wall should be continued, as the drainage may be going through the
adjoining property without that mer's knowledge.
also said he would like to see the elevation from the north and the west.
the design better if some of the boards were remved.
He also had a problem with the setback request.
He
Mr. McCoy added that he would like
Member Marcus stated she would like to see what the building looked like after it was redesigned.
Design Review Board returned RP 85-6 to staff to
bring back elevations for the north and west sides and to work on a better design. the drainage will be reviewed and the wall situation
and the setback will be decided.
When the item is returned,
Menber Holmes returned to the dais.
INFORMATIONAL ITEM:
2. redevelopment permit to rehabilitate the interior and exterior of a residence on the northeast corner of Grand Avenue and Jefferson Street and change use to office/professional.
RP 85-13 - GETZE - Request for a minor
Chris Salomone gave the staff report on this item, using a transparency and photographs to show the site. He used a wall chart to indicate the change of use of the existing building.
Jack Henthorn, P. 0. Box 2143, spoke as one of the applicants, stating the request may be made to use the shed for additional office space. Mr. Henthom requested Engineering Condition #16 be deleted and a trash can be used for the removal of garbage each week. He stated he could see no need for a large dumpster for such limited office space.
Members Marcus and Schlehuber concurred with the deletion of Condition #16, agreeing that no dumpster was needed. Member Schlehuber was concerned about the
future use of this site.
Member Holmes said there was dirt on the sidewalk, due to the lot being higher than the walk, and he felt a two block high curb should be installed to eliminate that. He also favored deleting Condition #16.
The Assistant City Attorney clarified the shed issue, stating the shed could not be used for office space under the existing permit.
Design Review Roard adopted the following Resolution:
REsourrION NO. 058, APPROVING A MINOR REDEVELDPMENT PERMIT To REHABILITATE AN EXISTING STRUC'IURE ON THE
NORTHEAST (30IWER OF JEFFERSON SrrZEET AND GRAND AVENUE
AND CHANGE OF USE To OFFICE PROFESSIONAL. Subject to Engineering Condition #16 being deleted and the parking space be enlarged to a standard size, with
24 feet available for backup.
Y MEMBERS
McCoy Schlehuber Marcus Holmes
McCoy Schlehuber
Marcus
Holmes
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MINUTES
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September 11, 1985 Page 3
APPROVAL OF MINUTES:
The Minutes of the August 28, 1985, meeting were approved as presented.
By proper motion, the meeting of September 11, 1985, was adjourned at 5:40 p.m.
Respectfully submitted,
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CHRIS sAmMoNE
Cmnity Redevelapnent Manager
Harriett Babbitt
Minutes Clerk
T
MEMBERS
McCoy Schlehuber Marcus
Holmes
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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
CS:al
APPLICAT-IN SUBMITTAL DATE: c%z
L- 5. MARCH 18, 1985
STAFF REP0,RT
DATE : SEPTEMBER 11, 1985
TO : DESI%N 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
off ice building at the northwest corner of Madison Street and Oak Avenue in Sub-area 7 of the Village Redevelopment Area.
I. RE COMME,NDAT I ON
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.
11. 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.
111. ANALY S I S
Plannina 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 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
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8/29/85
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DESIGN REVIEW BOARD RESOLUTION NO. 057
A RESOLUTION OF THE DESIGN REVIEW BOARD OF THE CITY OF
CARLSBAD, CALIFORNIA, APPROVING A REDEVELOPMENT PERMIT
TO CONSTRUCT A 4,198 SQUARE FOOT OFFICE BUILDING
ON PROPERTY GENERALLY LOCATED ON THE NORTHWEST
CORNER OF MADISON STREET AND OAK AVENUE.
CA,SE NO.: RP 85-6
APPLICANT: MC COMAS
WHEREAS, a verified application has been filed with the
City of Carlsbad and referred to the Design Review Board; and
WHEREAS, said verified application constitutes a
request as provided by Title 21 of the Carlsbad Municipal Code;
and
WHEREAS, pursuant to the provisions of the Municipal
Code, the Design Review Board did, on the l!th day of September,
1985, hold a duly noticed public hearing to consider said
application on property described as:
Lots 31 and 32 in Block 39, City of Carlsbad, according to Map 535 recorded in the Office of the County
Recorder on May 2, 1888.
WHEREAS, at said 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 RP 85-6.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Design
Review Board of the City of Carlsbad as follows:
A) That the above recitations are true and correct.
B) That based on the evidence presented at the public hearing,
the Board APPROVES RP 85-6, based on the following
f i nd ings :
Findings :
1) The proposed project is compatible with the goals of
Subarea 7 of the Village Redevelopment area for reasons
stated in the staff report.
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2a
The project will comply with the design standards of the
Village Design Manual and the intent of the V-R zone for reasons stated in the staff report.
The project is consistent with all City public facility pol-
icies and ordinances since:
a) All necessary public improvements have been provided or
will be required as conditions of approval.
b) The applicant has agreed and is required by the
inclusion of an appropriate condition to pay a public
facilities fee. Performance of that contract and
payment of the fee will enable this body to find that public facilities will be available concurrent with need as required by the general plan.
This project will not cause any significant environmental impacts and a Negative Declaration has been issued by the
Land Use Planning Manager on June 10, 1985 and approved by
the Design Review Board on September 11, 1985.
Conditions:
Approval is granted for RP 85-6, as shown on Exhibits "A" -
"C", dated August 26, 1985, incorporated by reference and on
file in the Land Use Planning Office. Development shall occur substantially as shown unless otherwise noted in these conditions.
This project is approved upon the express condition that
building permits will not be issued for development of the
subject property unless the City Engineer determines that
sewer facilities are available at the time of application for such sewer permits and will continue to be available until time of occupancy.
This project is approved upon the express condition that the
applicant shall pay a public facilities fee as required by
City Council Policy No. 17, dated April 2, 1982, on file
with the City Clerk and incorporated herein by reference, and according to the agreement executed by the applicant for payment of said fee, a copy of that agreement, dated February 21, 1985, is on file with the City Clerk and incorporated herein by reference. If said fee is not paid as promised, this application will not be consistent with the General Plan and approval for this project shall be void.
Approval of this request shall not excuse compliance with
all sections of the Zoning Ordinance and all other
applicable City ordinances in effect at time of building
permit issuance.
RES0 N0.057 -2-
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Approval of this request shall not excuse compliance with
all sections of the Zoning Ordinance and all other applicable City ordinances in effect at time of building
permit issuance.
This approval shall become null and void if building permits are not issued for this project within one year from the
date of project approval.
Water shall be provided to this project pursuant to the Water Service agreement between the City of Carlsbad and the Costa Real Water District, dated May 25, 1983.
The applicant shall prepare a detailed landscape and irriga-
tion plan which shall be submitted to and approved by the
Land Use Planning Manager prior to the issuance of building
permits.
All parking lot trees shall be a minimum of 15 gallons in
size.
All landscaped areas shall be maintained in a healthy and
thriving condition, free from weeds, trash, and debris.
Any signs proposed for this development shall be designed in conformance with the City's Sign Ordinance and shall require review and approval of the Land Use Planning Manager prior to installation of such signs.
Trash receptacle areas shall be enclosed by a six-foot high
masonry wall with gates pursuant to City standards. Loca-
tion of said receptacles shall be approved by the Land Use
Planning Manager.
All roof appurtenances, including air conditioners, shall be
architecturally integrated and concealed from view and the sound buffered from adjacent properties and streets, pursuant to Building Department Policy No. 80-6, to the satisfaction of the Land Use Planning Manager and Building and Planning Director.
Building identification and/or addresses shall be placed on all new and existing buildings so as to be plainly visible
from the street or access road; color of identification and/or addresses shall contrast to their background color.
If any condition for construction of any public improvements or facilities, or the payment of any fees in lieu thereof, imposed by this approval or imposed by law on this project are challenged, this approval shall be suspended as provided in Government Code Section 65913.5. If any such condition is determined to be invalid this approval shall be invalid unless the City Council determines that the project without
the condition complies with all requirements of law.
RES0 N0.057 -3-
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16) The proposed buildinq shall have a setback as shown on Exhibit
"A" provided that exceptional landscaping is included and appqwqd by the Land Use Planning Manager and the Redevelopmen Manager.
Engineering Conditions:
The grading for this project is defined as "controlled grad- ing" by Section 11.06.170(a) of the Carlsbad Municipal Code. Grading shall be performed under the observation of a civil engineer whose responsibility it shall be to coordinate site inspection and testing to ensure compliance of the work with the approved grading plan, submit required reports to the City Engineer and verify compliance with Chapter 11.06 of
the Carlsbad Municipal Code.
No grading shall occur outside the limits of the project unless a letter of permission is obtained from the
owners of the affected properties.
Prior to hauling dirt or construction materials to any
proposed construction site within this project the developer
shall submit to and receive approval from the City Engineer for the proposed haul route. The developer shall comply with all conditions and requirements the City Engineer may
impose with regards to the hauling operation.
The developer shall exercise special care during the construction phase of this project to prevent any offsite siltation. The developer shall provide erosion control measures. The erosion control measures shall be shown and specified on the grading plan and shall be constructed to
the satisfaction of the City Engineer prior to the start of
any other grading operations. Prior to the removal of facilities so constructed the area served shall be protected
by additional drainage facilities, slope erosion control measures and other methods required or approved by the City
Engineer. The developer shall maintain the erosion control measures for a period of time satisfactory to the City
Engineer and shall guarantee their maintenance and satisfactory performance through cash deposit and bonding in amounts and types suitable to the City Engineer.
Additional drainage easements and drainage structures shall
be provided or installed as may be required by the County Department of Sanitation and Flood Control or the City Engi- neer.
The owner of the subject property shall execute a hold
harmless agreement regarding drainage across the adjacent property prior to approval of the final map/any grading or building permit for this project.
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DRB RES0 NO. 057 -4-
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Improvements listed in this section shall be installed or
agreed to be installed by secured agreement by the developer
before the issuance of any building permit. The developer
shall obtain approval of the plans from the City Engineer
and pay all associated fees and performance guarantees prior
to issuance of any building permit. The developer shall install said improvements to the satisfaction of the City
Engineer prior to issuance of a Certificate of Occupancy or
occupancy of any portion of the project for any purpose. The improvements are:
a) Alley improvements to serve this project. b) Replacement curb/gutter and sidewalk access to this
c) Wheelchair access ramp at the corner of Oak Avenue and
d) Drainage system to serve this project.
project.
Madison Street.
The developer shall comply with all the rules, regulations and design requirements of the respective sewer and water
agencies regarding services to the project.
All private driveways shall be kept clear of parked vehicles at all times, and shall have posted "NO Parking/Fire Lane
Tow Away Zone" pursuant to Section 17.04.040, Carlsbad Municipal Code.
All plans, specifications, and supporting documents for the improvements of this project shall be signed and sealed by the Engineer in responsible charge of the work. Each sheet shall be signed and sealed, except that bound documents may be signed and sealed on their first page. Additionally, the
first sheet of each set of plans shall have the following
certificate:
"DE,CLARATION OF RESPONSIBLE CHARGE"
I hereby declare that I am the Engineer of Work for this
project , that I have exercised responsible charge over the design of the project as defined in Section 6703 of the
Business and Professions Code, and that the design is consistent with current standards.
DRB RES0 N0.057 -5-
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I understand that the check of project drawings and
specifications by the City of Carlsbad is confined to a review only and does not relieve me, as Engineer of Work, of my responsibilities for project design. (Name, Address and Telephone of Engineering firm)
Firm:
Address:
City, St.:
Telephone:
BY (Name of Engineer') '
R.C.E. NO. #
Date:
Unless a standard variance has been issued, no variance from
City Standards is authorized by virtue of approval of this site plan.
Prior to issuance of building permits, the applicant shall obtain approval of vacation of Oak Avenue. This approval is contingent upon approval of the vacation of Oak Avenue.
Without approval of this street vacation, this project approval is null and void.
Fire Conditions:
Prior to the issuance of building permits, complete building plans shall be submitted to and approved by the Fire Department.
Additional public and/or onsite fire hydrants shall be
provided if deemed necessary by the Fire Marshal.
The applicant shall submit two (2) copies of a site plan showing locations of existing and proposed fire hydrants and onsite roads and drives to the Fire Marshal for approval.
All required fire hydrants, water mains and appurtenances shall be operational prior to combustible building materials being located on the project site.
All fire alarm systems, fire hydrants, extinguishing systems, automatic sprinklers, and other systems pertinent to the project shall be submitted to the Fire Department for
approval prior to construction.
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DRB RES0 N0.057 -6-
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34) All roof-top appurtenances shall be architecturally integrated into the design of the building and shielding to prevent noise and visual impacts, subject to approval before issuance of permit.
PASSED, APPROVED AND ADOPTED at a regular meeting of the
Design Review Board of the City of Carlsbad, California, held on
the 11th
ATTEST:
day of September, 1985, by the following vote, to wit:
AYES:
NOES :
ABSENT :
ABSTAIN:
JOHN MC COY, Chairperson
CARLSBAD DESIGN REVIEW BOARD
CHRIS SALOMONE
COMMUNITY REDEVELOPMENT MANAGER
DRB RES0 N0.057 -7-
CASE S3: RP 85-6
APPLICANT: JOHN Ik COM?
RG(1cTEST AND IIXATIrn: F?&evelopr\ent Permit to construct a 4,991 sq. ft. &ical/
professional office building at the northwest corner of Madison St. & Oak Avenue
LEGAL DESCFUFTICN: Lots 31 & 32 in Block 39, City of Carlsbad, according to Map
No. 535, recorded in the Office of the County Femrder, May 2, 1888
APN: 203-305-1 0
Acres . 19 Proposed No. of Lotsnnits N/A
GENERAL PLAN AM> zmm
and use Designation CBD
Density Allowed N/A Density Proposed Nh
Existing Zone VR/Subarea 7
Surrounding Zoning and Land Use:
Zolling
Site VR
North VR
south VR
East VR
West VR
mops& Zone N/A
Land use
Vacant
Off ice
Residence
Off ice
Alley/Of f ice
PUBLIC FACILITIES
School District N/A ' Water Carlsbad Sewer Carlsbad EDu's
Public Facilities Fee Agreement, dated February 21 8 1985
ENVI- IMPACT ASSESSEWT
X Negative Declaration, issued June 10, 1985 -
- E.I.R. Certified, dated
Other,
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SPLfcmT:
rrame .(iadividtul, partner, joint, Honm AMrarm venturo, corporation, syndication)
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BUSfn8S8 AddrrSSS
Telephone Number Telephone Stumber
3siness Address
Teicghorie Telephone ziuaber
(Attach more sheets if necessary)
I/We dtclh-e uzder Benalty of perjury that tha infomation contained in this dir-
closure fa t-rue and correct and that it will remain true and correct and nay be'
relied upon as btiag true and correct until anendad.
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BY
DEVELOPMENTAL
SERVICES
LAND USE PLANNING OFFICE
1200 ELM AVENUE
CARLSBAD. CA 92008-1989
(619) 438-5591
Cltp of Qarlsbab
PRXECT ADDRJ2SS/LAXATICM: Street and Oak Avenue. 3095 Madison, northeast axner of Madison
PRfXECX DESCRIPTIaii: a 4,991 sq. ft. medical/professional office building. Request for a redevelopnent permit to construct
The City of Carlsbad has corducted an environmental review of the above described project plrsuant to the Guidelines for Implementation of the California Environmental Qudlity Act ard the Environmental Protection Ordinance of the City of Carlsbad. review, a Nesative Declaration (declaration that the project will not have a significant impact on the environment) is hereby issued for the
subject project. Jdstification for this action is on file in the
and Use Planning Office.
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As a result of said
A ccpy of the Negative Declaration with supportive documents is on file in the Land Use Planning Office, City Hall, 1200 Elm Avenue,
Carlsbad, CA. 92008. CoFments fran the public are invited. Please subit ments in writing to the Land Use planning Office within ten
(10) days of date of issuance.
DATED: June 10, 1985
CASE No: RP 85-6 Land Use Planning Manaqer
PUBLISH DATE: June 1st 1985
I LOCATION MAP
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McCOMAS RP 85-6