1996-012CITY OF ENCINITAS
COMMUNITY DEVELOPMENT DEPARTMENT
505 So. Vulcan Avenue
Encinitas, CA 92024
(619) 633-2710
NOTICE OF DECISION
DCD-96-012
February 23, 1996
This letter is to inform you that the Director of Community Development has approved your
application for the following Administrative Design Review Permit located in the City of Encinitas:
96-008 ADR (Cafrmo)- Administrative Design Review to allow coffee kiosk for property located at
1500 Encinitas Blvd. (APN 259-121-15).
Project Description and Discussion: The applicant proposes to replace an existing photo kiosk
with a coffee kiosk building. The development proposal would eliminate the existing photo
building and move the new building approximately 10 ft. north. The adjacent parking spaces
would be re-striped in order to accommodate the new building. There would be no net loss of
parking spaces, and the re-striped spaces would meet Municipal Code dimensional standards (see
condition no. 3). The building will be approximately 230 sq. ft. and will accommodate one
employee. The building will have a restroom for the employee.
Staff has performed an analysis of the project signage and was unable to justify the aggregate area
of the proposed signs. The Municipal Code permits wall signs at a ratio of one sq. ft. of signage per
linear foot of building frontage. Because the 23 ft. long building is double-sided, the building
would be permitted a total of 46 sq. ft. of signage. The total signage proposed for the building is
approximately 103 sq. ft., according to the applicant. Therefore it has been agreed that the two
"end" signs (east and west elevations) will be eliminated from this proposal. No awning signs
would be permitted given the size limitations in the Municipal Code. The two proposed circular
signs will be permitted, plus the permanent window signs, as shown on the colored building
elevations. The circular signs have a total area of approximately 40 sq. ft., allowing an additional 6
sq. ft. for window signage. Calculations of the project submittal indicate that the proposed window
signs will comply with this standard (see condition no. 4).
The application proposes a building of approximately 13' 2" in height, intended to mimic a "1950's
diner". The building proposes varied architectural features, including a roof parapet element at one
end of the building and a pitched roof and awning for the remainder of the roof. Colors proposed
are white tile walls, red trim and green utilized for the awning and for a base course trim. The
building will have an attractive, professionally manufactured appearance. The existing commercial
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center utilizes an avocado green as a dominant color; the applicant has submitted a color sample
which proposes a green which does not correspond well with the center, being a brighter tone of
green. The applicant has agreed to match the green trim with the rest of the center, as per a note on
the approved site plan, and as per condition no. 5. The proposed red trim color is consistent with
red found elsewhere in the center, primarily on the anchor tenant of Chin's restaurant.
The plan elevations show a neon trim accent on the parapet element of the building. No other neon
trim is proposed or permitted on the building, as per condition no. 6.
The application was routed to appropriate in-house departments for comment, with no significant
comments received, with the exception of Traffic Engineer Robert Blough who commented that a
minimum 24 ft. space must be provided between the proposed kiosk island and the existing curb to
the south for vehicular circulation (the original site plan proposed a space of 18 ft). The
applicant's revised plan provides the required 24 ft. The traffic engineer has reviewed the traffic
generation information submitted by the applicant and is satisfied that the project will not generate
any significant adverse on-site or off-site impacts.
In summary, it is staff s determination that the project will constitute an enhancement to the
commercial center. Findings for approval follow.
This determination is based upon the following findings:
Design Review:
Municipal Code Sections 23.08.074, 076, 077 (site and building design and landscaping) are
satisfied in that the proposed project, consisting of a "coffee kiosk" building of approximately 230
sq. ft. to be located in the parking lot of an existing commercial center, replaces an existing photo-
booth. With respect to site function, the kiosk will be placed in essentially the location as the
photo booth. The traffic engineer has reviewed the traffic generation information submitted by the
applicant and is satisfied that the project will not generate any significant adverse on-site or off-site
impacts. The replacement of the older building will represent a substantial improvement to overall
site appearance.
The building proposes varied architectural features, including a roof parapet element at one end of
the building and a pitched roof and awning for the remainder of the roof. Colors proposed are
white tile walls, red trim and green utilized for the awning and for a base course trim. These colors
will match the predominant colors in the commercial center, and the building will have an
attractive, professionally manufactured appearance.
No landscaping modifications are proposed with the application.
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Regarding regulatory conclusions, generally, Section 23.08.072 of the Municipal Code specifies that:
A. The project design must be consistent with the General Plan, a Specific Plan or the provisions
of this Code;
B. the project design must be substantially consistent with the Design Review Guidelines;
C. the project would not adversely affect the health, safety, or general welfare of the community;
D. and that the project would not tend to cause the surrounding neighborhood to depreciate
materially in appearance or value.
The Community Development Department finds that the proposed project is consistent with the
General Plan given that the proposed commercial use is permitted by right in the General
Commercial Zone, and that a design review has been performed for the project. No Specific Plan is
applicable.
The project is found to be substantially consistent with the Design Review Guidelines, as per the
above discussion.
As per the above discussion, the project will not tend to cause the surrounding neighborhood to
depreciate materially in appearance or value since the project will cause negligible visual impact to
the site and surrounding area.
Environmental Review:
The project is found to be exempt from Environmental Review as per CEQA Guidelines Sections
15301(L3).
Coastal Development Permit:
The project is not located within the Coastal Zone.
This approval is subject to the following conditions:
1. This Design Review approval shall expire on February 23, 1998, two years from the date of this
approval, unless development, as approved, is initiated in reliance on this approval.
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2. The approved project shall conform to the application submitted to the City and dated received on
January 8, 1996, and revised project plans dated received February 1, 1996, and shall not be
modified without prior city approval.
3. The parking lot re-striping shall result in no. net loss of spaces and shall meet all Municipal Code
dimensional standards.
4. The total signage on the building, including permanent window signs shall not exceed 46 sq. ft.
5. Green trim utilized on the proposed building shall exactly match the green utilized on the
existing center.
6. Neon accent shall be limited to the upper portion of the parapet element, as indicated on the
approved plans. No other neon accent shall be permitted on the building, including around any
windows.
7. Prior to building permit issuance for the subject building, evidence shall be provided that the
flower stand located on site in the parking lot area has all neceessary permits, including building
permits, and that no business operations are being conducted within the public right-of-way, to
the satisfaction of the Community Development Director and City Engineer.
In accordance with the provisions of Municipal Code Chapter 1. 12, this decision may be appealed
to the City Council within fifteen (15) calendar days of the date of this determination. The appeal
must be filed, accompanied by a $100.00 filing fee, prior to 4:00 pm on the 15th calendar day
following the date of this notice of decision. This notice constitutes a decision of the Community
Development Department only. Additional permits, including Building Permits, may be required
by the Building Department or other City Departments. It is the property owner or applicant's
responsibility to obtain all necessary permits required for the type of project proposed.
If you have any questions regarding this determination, please contact Jim Kennedy at the
Community Development Department by telephoning (619) 633-2715.
Sandra Holder
Community Development Director
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