1995-10
RESOLUTION NO. OE 95-10
A RESOLUTION OF THE OLD ENCINITAS COMMUNITY ADVISORY BOARD
APPROVING A DESIGN REVIEW PERMIT AND COASTAL DEVELOPMENT
PERMIT FOR A PROPOSED NEW OFFICE BUILDING ON THE PROPERTY
LOCATED AT 1120 FIRST STREET IN OLD ENCINIT AS
(CASE NUMBER 95-246 DR/CDP)
WHEREAS, a request for consideration of a design review permit and coastal development
permit was filed by the Lloyd and Associates to allow construction of a new approximately 2,400
sq. ft. office building on a site containing an older residential structure and billboard, both of which
are to be removed, in accordance with Chapters 23.08 and 30.80 ofthe City of Encinitas Municipal
Code, and in accordance with Section 3.2.3 (A) and Chapter 4 of the Downtown Encinitas Specific
Plan, for the property located in the D-CM-l zone at 1120 First Street in Old Encinitas, legally
described as:
Lot 3 in Block 11 of Encinitas, in the County of San Diego, state of California, according to
the Map thereof No. 148, filed in the Office of County Recorder of San Diego County on
June 12, 1883, excepting therefrom the easterly portion of said lot opened for purposes of
public highway; and
WHEREAS, a public hearing was conducted on the application on November 2, 1995 by
the Old Encinitas Community Advisory Board; and
WHEREAS, the Board considered:
1. The November 2, 1995 staff report to the Community Advisory Board with attachments;
2. The application and project plans consisting of six sheets including site plan, floor plans,
landscape/irrigation plans and elevations, all dated received October 3, 1995;
3. Oral evidence submitted at the hearing;
4. Written evidence submitted at the hearing; and
WHEREAS, the Old Encinitas Community Advisory Board made the following findings
pursuant to Sections 23.08.070 and 30.80.090 of the Encinitas Municipal Code:
(SEE ATTACHMENT "A")
CD/tc/95246DR.RES (10-24-95)
NOW, THEREFORE, BE IT RESOLVED that the Old Encinitas Community Advisory
Board of the City of Encinitas hereby approves application 95-246 DR/CDP subject to the
following conditions:
(SEE ATTACHMENT "B")
PASSED AND ADOPTED this 2nd day of November, 1995, by the following vote, to wit:
AYES: Birnbaum, Davis, Harden
NAYS: None
ABSENT: None
ABSTAIN: None
~\~
Adam Birnbaum
Chairman of the
Old Encinitas CAB
ATTEST:
~.~~
Tom Curriden
Senior Planner
CD/tc/95246DR.RES (10-24-95)
ATTACHMENT "A"
Resolution No. PC 95-10
Case No. 95-246 DR/CDP
Applicant: Lloyd and Associates
I. FINDINGS FOR DESIGN REVIEW (SECTION 23.08.070):
a. The project design is consistent with the General Plan, a specific Plan, and the provisions
of this Code.
Facts: A professional office use is allowed by right in the D-CM-I zone pursuant to
Section 3.2.3 (A) of the Downtown Encinitas Specific Plan. The project as
proposed and as conditioned herein complies with all of the applicable technical
development standards contained in Chapter 3.2.3 (A) of the Downtown Encinitas
Specific Plan and Chapter 30.16.020 of the Municipal Code.
Conclusion: The project is thus in full compliance with all Municipal Code and
General Plan provisions.
b. The project design is substantially consistent with the Design Review Guidelines.
Discussion: In terms of site design (Municipal Code Section 23.08.074 and Section
4.5 of the Downtown Encinitas Specific Plan), the proposed 2,400 sq. ft. office
building is sensitive to the pedestrian scale by having limited building area at the
first level and recessed, well articulated building mass atthe second level. It also
takes access from the alley to the rear of the property as called for in Chapter 4.5 of
the DESP, thus largely separating pedestrian and vehicular movements as
encouraged in Section 23.08.074. Also with respect to Section 23.08.074, there are
no significant views existing through the site presently, and there will be no
significant change to existing landforms.
In terms of building design (Municipal Code Section 23.08.076 and Section 4.5 of
the DESP), the project is designed in an eclectic theme which features use of
constraint in selection of building materials and colors, features extensive
articulation in building mass, and consistency in theme among all elevations.
Although a portion of the flat fire-rated walls along the north and south property
lines will remain visible above the present one-story adjoining development, the
mass of the building is well articulated and in keeping with the pedestrian scale of
the Downtown area. There is a large open planter/walkway area connecting the
public area of First Street with the entry and parking area to the rear (which takes
access from the alley as encouraged in the DESP). Most of the second story
building mass is pulled back away from First St. with an open deck running along
CD/tc/95246DR.RES (10-24-95)
the front with open beam trellis above. The roof of the building consists of two
steeply sloped elements with copper roofing running diagonally to the north and
south property lines. Apart from the copper roofing and wood beams noted above,
other exterior building materials consist of a red brick veneer at the first level facing
First St. and an off-white stucco at the second level and carried through to the side
and rear elevations and dark green railings.
With regard to landscape design (23.08.077), the project proposes landscaped areas
comprising approximately 25% of the area of the site, well in excess of the Code
requirement of 5%. Landscape materials consist of shrubs of a 5 gallon size (except
color plantings) and 24" box trees, which should reflect a mature appearance within
3 years and most of which are drought tolerant species once established, as called
for in Section 23.08.077.
With respect to signing, (23.08.078) project signing is limited to one wall building
identification sign of approximately 10 sq. ft. of a subtle design in keeping with the
theme of the building.
Design Conclusion: The Old Encinitas CAB finds the project to be in substantial
conformance with the City's adopted design criteria.
c. The project would not adversely affect the health, safety, or general welfare of the
community.
Discussion: The project is limited in scope to a 2,400 sq. ft. office building which
is consistent with the use allowances of the D-CM-l zone and with predominant
commercial and office development in the surrounding areas. The project is located
in an urbanized area with all public services and utilities available, and thus would
not result in any impacts to public health, safety, or general welfare. The project is
categorically exempt from environmental review pursuant to Section 15301 (e2) of
the California Environmental Quality Act (CEQA).
Conclusion: The Board finds that this project will not adversely affect the health,
safety, or general welfare of the community.
d. The project would not cause the surrounding neighborhood to depreciate materially
in appearance or value.
Conclusion: The Board finds that the proposed development is compatible with and
complementary to the existing commercial and office development in the
surrounding areas and thus will cause no material depreciation to the appearance or
value of the surrounding neighborhood.
CD/tc/95246DRRES (10-24-95)
FINDINGS FOR A COASTAL DEVELOPMENT PERMIT (Muni. Code Section
30.80.090):
1. The proposed development is consistent with the certified Local Coastal Program of the
City of Encinitas; and
2. The proposed development conforms with Public Resources Code Section 21000 and
following in that there are no feasible mitigation measurers or feasible alternatives available
which would substantially lessen any significant adverse impact that the activity may have
on the environment.
Facts: The proposed office use is fully consistent with the use allowances in the D-CM-I
zone of the Downtown Encinitas Specific Plan Section 3.2.3 (A). The requirement for a
design review permit for this project is contained in Section 4.2 of the DESP and is
processed in accordance with Chapter 23.08 of Municipal Code.
With issuance of that permit based upon the required findings listed above, the project will
be in full compliance with the City's Local Coastal Program, including the Land Use Plan
and implementation regulations including the Municipal Code and Downtown Encinitas
Specific Plan. No potentially significant adverse impacts will result and the project is
categorically exempt from environmental review in accordance with Section 15301 (e2) of
the California Environmental Quality Act (CEQA) Guidelines.
Conclusion: The proposed development is consistent with the Local Coastal Program of
the City of Encinitas and is categorically exempt from environmental review in accordance
with Section 15301 (e2) of the State CEQA Guidelines.
CD/tc/95246DR.RES (10-24-95)
ATTACHMENT "B"
CONDITIONS OF APPROVAL
Resolution No. PC 95-10
Case No. 95-246 DR/CDP
Applicant: Lloyd and Associates
I. SPECIFIC CONDITIONS
Building plans shall indicate 2 street trees of a minimum 24" box size selected from the
"Suggested Street Trees" list contained in Chapter 7 of the Downtown Encinitas Specific
Plan, or Queen Palms to provide consistency with the theme established by the adjoining
property to the north, to be found satisfactory by the Community Development Department
prior to pennit issuance.
II. GENERAL CONDITIONS
A. This approval will expire in two years on November 2, 1997, at 5:00 p.m. unless the
conditions have been met, or an extension has been approved by the Authorized
Agency.
B. This approval may be appealed to the authorized agency within 15 calendar days
from the date of this approval.
C. Approval of this request shall not waive compliance with any sections of the
Municipal Code and all other applicable City Ordinances in effect at the time of
Building Pennit issuance unless specifically waived herein.
D. Project is approved as evidenced by the project plans consisting of 6 pages,
including site plan, first and second level floor plans, landscape/irrigation plans, and
elevations dated received by the City of Encinitas on October 3, 1995, and signed by
a City Official as approved by the Old Encinitas Community Advisory Board on
November 2, 1995 and shall not be altered without Community Development
Department review and approval.
E. Any change to the natural drainage or concentration of drainage shall be adequately
handled and shall not impact adjacent properties.
F. The applicant shall comply with the latest adopted Unifonn Building Code,
Uniform Mechanical Code, Unifonn Plumbing Code, National Electric Code,
Uniform Fire Code, and all other applicable codes and ordinances in effect at the
time of building pennit issuance unless specifically waived herein.
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G. The project is subject to Chapter 23.26 of the Municipal Code, which requires a
landscape and irrigation plan to be prepared by a State licensed landscape designer.
The requirements for the plans are listed in Chapter 23.26. The landscape and
irrigation plans must be submitted as part of the building permit application for the
project.
H. All required plantings and irrigation systems shall be in place prior to use or
occupancy of new buildings or structures. All required plantings and irrigation
systems shall be maintained in good condition, and whenever necessary, shall be
replaced with new materials to ensure continued compliance with applicable
landscaping, buffering, and screening requirements. All landscaping and irrigation
systems shall be maintained in a manner that will not depreciate adjacent property
values and otherwise adversely affect adjacent properties. All irrigation lines shall
be installed and maintained underground.
I. F or a new commercial or industrial development, or addition to an existing
development, the applicant shall pay development fees at the established rate. Such
fees may include, but not be limited to: Permit and Plan Checking Fees, Water and
Sewer Service Fees, School Fees, Traffic Fees, Drainage Fees and Park Fees.
Arrangements to pay these fees shall be made prior to building permit issuance to,
the satisfaction of the Community Development Department.
APPLICANT SHALL CONTACT THE ENCINIT AS FIRE DEPARTMENT REGARDING
COMPLIANCE WITH THE FOLLOWING CONDITIONS:
2. FIRE
A. RECORDATION: Prior to final development approval, the applicant shall submit
to the Community Development Department a letter from the Fire Department
stating that all development impact, plan check and/or cost recovery fees have been
paid or secured to the satisfaction of the Fire Department.
B. ADDRESS NUMBERS: Address numbers shall be placed in a location that will
allow them to be clearly visible from the street fronting the structure. The height of
the numbers shall conform to Fire Department standards.
THE APPLICANT SHALL CONTACT THE SAN DIEGUITO WATER DISTRICT
REGARDING COMPLIANCE WITH THE FOLLOWING CONDITIONS:
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3. Water
A. Owner/Developer will be required to show all existing and proposed water facilities on
street improvement plans, grading plans, or other acceptable plans for District review and
approval
B. The developer is required to comply with the District's fees, charges, rules, and regulations
including installation of any required on-site and off-site facilities.
THE APPLICANT SHALL CONTACT THE BUILDING DIVISION REGARDING
COMPLIANCE WITH THE FOLLOWING CONDITION:
The applicant shall submit a complete set of construction plans to the Building Division for review.
The submittal shall include structural calculations and details, complete framing plans and details, a
site plan and floor plans showing State mandated disabled access requirements, State energy
compliance documentation and a soils report which includes recommendations for the design of the
foundation. Submitted plans shall be reviewed for compliance with State Title 24, the 1991
editions of the Uniform Building Code, the Uniform Mechanical Code, the Uniform Plumbing
Code, and the 1990 edition of the National Electrical Code. Please not that project review
comments are not intended to be a comprehensive plan review of applicable Building Codes and
additional comments will be made after plans have been submitted to the Building Division for
plancheck.
CD/tc/95246DRRES (l0-24-95)