1995-01
RESOLUTION NO. OE 95-01
A RESOLUTION OF THE OLD ENCINITAS COMMUNITY ADVISORY BOARD
APPROVING A DESIGN REVIEW PERMIT TO ALLOW AN ADDITION TO AND
REMODEL OF AN EXISTING RETAIL COMMERCIAL ESTABLISHMENT IN THE
DCK-1 ZONE OF THE DOWNTOWN ENCINITAS SPECIFIC PLAN
FOR PROPERTY LOCATED AT 1105 FIRST STREET
(CASE NO: 95-003 DR)
WHEREAS, a request for consideration for Design Review Permit
was filed by Adam's Design on behalf of Hansen's to allow an
addition of approximately 7,200 sq. ft. to an existing retail
commercial establishment, along with related site improvements,
pursuant to Chapter 23.08 (Design Review) of the Municipal Code and
Chapter 4 of the Downtown Encinitas Specific Plan, for the property
located in the D-CM-1 zone of the Downtown Encinitas Specific Plan
at 1105 First st., legally described as:
That portion of section 16, Township 13 South, Range 4 West,
described as "Parcel A" in the certificate of Compliance
recorded in the Office of the San Diego County Recorder
October 13, 1991 as Doc # 1993-0683535; and
WHEREAS, a public hearing was conducted on the application on
February 23, 1995 by the Old Encinitas CAB; and
WHEREAS, the Old Encinitas Community Advisory Board
considered:
1. The Old Encinitas CAB staff report dated February 23,1995
with attachments including the application dated received by
the City January 5, 1995;
2. Proposed development plans consisting of 3 sheets
including site plan, floor plan, and elevations dated received
by the City January 5, 1995;
3. Oral evidence submitted at the hearing;
4. written evidence submitted at the hearing;
WHEREAS, the Old Encinitas CAB made the following findings
pursuant to Chapter 23.08 of the Encinitas Municipal Code and
Chapter 4 of the Downtown Encinitas Specific Plan:
(SEE ATTACHMENT "A")
NOW, THEREFORE, BE IT RESOLVED by the Old Encinitas Community
Advisory Board of the City of Encinitas that application 95-003 DR
is hereby approved subject to the following conditions:
(SEE ATTACHMENT "B")
CD/tc/10/95003DR.RES (2-28-95).
PASSED AND ADOPTED this 23rd day of February, 1995, by the
following vote, to wit:
AYES: Birnbaum, Harden, Wells
NAYS: None
ABSENT: Comeau, Pearce
ABSTAIN: None
aL~
Adam Birnbaum
Chairman of the
Old Encinitas Community
Advisory Board
ATTEST:
~~~
Tom Curriden
Associate Planner
CD/tc/10/95003DR.RES (2-28-95~
ATTACHMENT "A"
FINDINGS
Resolution No. OE 95-01
Applicant: Adams Design (on behalf of Hansen's)
Case No: 95-003 DR
Subject: Design Review for addition to existing retail
commercial establishment.
Location: 1105 First street.
DESIGN REVIEW FINDINGS
Findings: (Code Section, Factual Circumstances, Reasoning,
Conclusion)
section 23.08.072 (Design Review Regulatory Conclusions - General)
a. The project design is consistent with the General Plan, a
specific Plan, and the provisions of this Code.
Facts: The proposal involves an addition totalling
approximately 7,200 sq. ft. to an existing retail
establishment, consisting of a large 5,977 two-story expansion
of an existing l,687 sq. ft. one-story rental office building
on the south portion of the site, and a smaller 1,224 sq. ft.
addition to the existing larger two-story Hansen's building to
the north. Design Review in accordance with Chapter 23.08 of
the Municipal Code is required for such an addition pursuant
to section 4.2 of the Downtown Encinitas Specific Plan. The
existing retail use of the subj ect property is allowed by
.right in the D-CM-1 zone in the Downtown Encinitas Specific
Plan. The 80 parking spaces provided exceed the requirement
of 1 space per 300 sq. ft. contained in section 3.3.3 (C.) of
the Downtown Encinitas Specific Plan, and the project complies
with all of the other technical development standards (i.e.
setbacks, lot coverage, floor area ratios, landscaping)
contained in 3.2.3 (A.4) of the Specific Plan.
Conclusion: The Board finds that the proposed addition is
consistent with the Downtown Encinitas Specific Plan,
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), the project involves remodeling and additions to
existing commercial buildings which involve no significant
changes to the existing topography of the site. The buildings
are located adjacent to the east of the First street
commercial corridor, substantially lower in elevation than the
CD/tc/10/95003DR.RES (2-28-95)
residential development across the railroad right-of-way to
the east, such that views through the site are not at issue.
In terms of building design (Municipal Code section
23.08.076), the new additions are proposed to match the
existing light blue/gray horizontal wood siding with white
accent trim of the existing buildings. The new portions of
the buildings will be a combination of a flat-roof design with
two hipped-roof sections in the rear (east) portions of the
complex, to be covered with dark gray asphalt shingles to
match the existing roof treatment. The design is carried out
consistently among all elevations in terms of architectural
design, materials, and color.
with regard to landscape design (23.08.077), the site
presently contains planters with mature landscape materials.
The applicant will install a planter along the northerly leg
of the site wi thin the paved parking area, and extend the
theme of the existing materials, including Trumpet Vine shrubs
trained to the fence, and Tristainia (Brisbane Box) trees, in
order to achieve a screening effect of the parking area from
view from the railroad right-of-way and other points east.
Conclusion: It is the opinion of the Old Encinitas CAB that
the proposal is in substantial compliance 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 provides adequate on-site parking and
is in scale with the site and surrounding areas. No aspect
of the use has been identified which would have any
significant adverse affect on the health, safety, or general
welfare of the community.
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 addition will be
consistent with the existing buildings in design and will
upgrade the appearance of the site, and thus will cause no
material depreciation to the appearance or value of the
surrounding neighborhood.
CD/tc/10/95003DR.RES (2-28-95J
ATTACHMENT "B"
RESOLUTION NO. OE95-01
Applicant: Adams Design (on behalf of Hansen's)
Case No.: 95.,...003 DR
Subject: Conditions of approval for Design Review permit for
addition to/remodel of existing retail buildings.
Location: 1105 First st.
THE APPLICANT SHALL CONTACT THE COMMUNITY DEVELOPMENT DEPARTMENT
REGARDING COMPLIANCE WITH THE FOLLOWING CONDITIONS:
I. SPECIFIC CONDITIONS
1. Building plans shall include a detailed landscape plan
for the areas along and wi thin the extension of the
parking lot northward. Said plan shall be in conformance
with the landscaping standards set forth in Section 3.2
(k) of the Downtown Encinitas Specific Plan and shall
conform with the City's Water Efficient Landscape
Ordinance 92-40 (Municipal Code Chapter 30.26).
2. All project signage shall conform with the sign
provisions of the Downtown Encinitas Specific Plan and
Chapter 30.60 of the Municipal Code as applicable.
3. Prior to building permit issuance, the property owner
shall execute and record a covenant on the subject
property stating that, pursuant to Municipal Code Section
30.60.150 (A) (3c.), the existing nonconforming pole sign
on the property shall be removed 15 years from the date
of this approval (February 23, 2010).
4. All parking spaces and drive aisles shall conform to the
stanards set forth in Chapter 30.54 of the Muncipal Code
as well as the Off-Steet Parking Design Manual
incorporated by reference therein.
II. STANDARD CONDITIONS
1. GENERAL CONDITIONS
A. This approval will expire in two years, on February
23, 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 wi thin 15 calendar days from the date of
this approval.
CD/tc/10/95003DR.RES (2-28-95~
C. All roof appurtenances, including air conditioners,
shall be architecturally integrated, shielded from
view and sound buffered from adj acent properties
and streets as required and approved by the
Department of Community Development.
D. For new commercial development(s), the applicant
shall pay development fees at the established rate.
Such fees may include, but not be limited to:
Permit and Plan Checking Fees, School Fees, Water
and Sewer Service Fees, Traffic Fees, Drainage
Fees, and Park Fees. These fees shall be paid
prior to final occupancy.
E. Approval of this request shall not waive compliance
with any sections of the Zoning Code and all other
applicable city Ordinances in effect at the time of
construction unless specifically waived herein.
F. Permits from other agencies will be required as
follows: California Coastal Commission
G. Project is conditionally approved as submitted as
evidenced by the project plans including site
plans, existing and proposed floor plans, landscape
plan and elevations consisting of 4 sheets dated
received January 5, 1995, and signed by a city
Official as approved by the Old Encinitas CAB on
February 23, 1995 and shall not be altered without
Community Development Department review and
approval.
H. The applicant shall pay all fees associated with
the processlng and review of the Design Review
Permit to the Community Development Department.
I. 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,
screening and irrigation 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 placed and maintained underground.
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J. 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 plan 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 will be reviewed
for compliance with Title 24, the 1991 Editions of
the Uniform Building Code, Uniform Mechanical Code,
Uniform Plumbing Code, and the 1990 Edition of the
National Electrical Code. Please note 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.
THE APPLICANT SHALL CONTACT THE ENCINITAS FIRE PREVENTION DISTRICT
REGARDING COMPLIANCE WITH THE FOLLOWING CONDITION:
K. Prior to final approval the applicant shall submit
a letter from the Fire District stating that all
development impact, plan check and/or cost recovery
fees have been paid or secured to the satisfaction
of the District.
L. 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 District standards.
M. Submit a letter from the Fire District stating
satisfaction with the type and location of fire
hydrants and the minimum water flow in gallons per
minute together with a letter to the appropriate
agency certifying that the Fire District's minimum
required water flow is available to serve the
project. Fire hydrants shall be of a bronze type
and shall be identified by installing a "blue"
reflecting dot on the street surface pursuant to
Fire District standards.
Install hydrant in the following location:
Property line between 1105 and l131 First Street.
N. Structures shall be protected by an automatic fire
sprinkler system installed to the satisfaction of
the Fire District.
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APPLICANT SHALL CONTACT THE ENGINEERING SERVICES DEPARTMENT
REGARDING COMPLIANCE WITH THE FOLLOWING CONDITIONS:
Drainaqe Conditions:
o. Concentrated flows across driveways and/or
sidewalks shall not be permitted.
street Conditions
P. Prior to any work being performed in the public
right-of-way, a right-of-way construction permit
shall be obtained from the Director of Engineering
Services' Office and appropriate fees paid, in
addition to any other permits required.
Q. The developer shall obtain Director of Engineering
Services approval of the project improvement plans
and enter into a secured agreement with the City
for completion of said improvements prior to the
issuance of any new building permit within the
proj ect. The improvements shall be constructed and
accepted for maintenance by the City Council prior
to occupancy of any building within the project.
The improvements are: Portland cement concrete
curb, gutter and sidewalk across the frontage of
the property along First street. The alignment
shall allow drainage from the north to the south,
with the runoff able to reach the existing drainage
pipe south of the K Street alignment.
R. street trees, a minimum of 15 gallon (or 24" box
size) or larger selected from the Specific Plan's
recommended palette of street trees, shall be
installed in accordance with the City of Encinitas
standards and shall be planted at an average of
every 40 ft. on First street. Said street trees
shall be reviewed and approved by the Community
services and Engineering Services Departments.
utilities
s. The developers shall comply with all the rules,
regulations and design requirements of the
respective utility agencies regarding service to
the project.
T. The developer shall be responsible for coordination
with S.D.G. & E., Pacific Telephone, and other
applicable authorities.
CD/tc/10/95003DR.RES (2-28-95'
u. All proposed utilities within the project shall be
installed underground including existing utilities
unless exempt by the Municipal Code.
v. The developer shall be responsible for the
relocation and undergrounding of existing public
utilities, as required.
CD/tc/lO/95003DR.RES (2-28-95'