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Home My WebLink AboutPRE 12-29; MCDONALD'S RESTAURANT; Admin Decision LetterPlanning Division December 3, 2012 Bickel Underwood Architecture 3600 Birch Street, Suite 120 Newport Beach, CA 92660 SUBJECT: PRE 12-29 -MCDONALD'$ RESTAURANT APN: 210-170-06 □FILE www.carlsbadca.gov Thank you for submitting a preliminary review regarding proposed modifications to the existing McDonalds Restaurant located at 5990 Avenida Encinas. The modifications include converting the open atrium area (approximately 575 SF) to restaurant and office space as identified on the proposed floor plan. In response to your application, the Planning Division has prepared this comment letter. Please note that the purpose of a preliminary review is to provide you with direction and comments on the overall concept of your project. This preliminary review does not represent an in-depth analysis of your project. It is intended to give you feedback on critical issues based upon the information provided in your submittal. This review is based upon the plans, policies, and standards in effect as of the date of this review. Please be aware that at the time of a formal application submittal, new plans, policies, and standards may be in effect and additional issues of concern mav be raised through a more specific and detailed review. Planning: General 1. General Plan and zoning designations for the property are as follows: a. General Plan: T-R (Travel/Recreational Commercial) b. Zoning: C-T-Q (Chapter 21.29 of the CMC) c. CommercialNisitor-Serving Overlay Zone (Chapter 21.208 of the CMC) d. Coastal Zone -Mello II Segment of the Local Coastal Program 2. The project requires the following permits: a. Coastal Development Permit b. Conditional Use Permit Amendment c. Building Permits 3. The restaurant is an existing permitted use located within the C-T-Q Zone. The restaurant is also located within the boundaries of the CommercialNisitor-Serving Overlay Zone (Chapter 21.208 of the C.M.C.) and subject to the provisions contained therein. According to Section 21.208.130 of the CommercialNisitor-Serving Overlay Zone, if a higher parking standard, or more than two hundred square feet of increased square footage is involved, the new, or intensified, portion of the existing use shall be subject to all of the procedures, standards, and conditional use permit requirements of this chapter. Accordingly, the proposal to convert the atrium area to building square footage requires a conditional use permit amendment. 4. Some of the parking calculations and information provided on the proposed site plan are incorrect. The existing 3,800 square foot restaurant requires 38 parking spaces. All new building square footage in excess of 3,800 $F including the proposed office must be parked at a ratio of one parking space per 50 square feet of gross floor area pursuant to Section 21.208.100(A)4 of the C.M.C. Therefore, the proposal to convert the atrium area consisting 1635 Faraday Avenue, Carlsbad, CA 92008-7314 T 760-602-4600 F 760-602-8559 PRE 12-29-MCDONAL! RESTAURANT December 3, 2012 Page 2 of a total of 575 square feet to restaurant space requires 12 additional parking spaces for a total of 50 parking spaces. Based on the number of proposed onsite parking stalls (46), a maximum of 400 square feet, requiring 8 additional spaces, could be converted to building area without providing additional parking stalls onsite. 5. Staff does not support any reductions and/or variances to the parking standards for this site. However, the parking layout may be reconfigured in such a way so as . to increase the number of onsite parking stalls. Please review Section 21.44.050 (Table B) of the CMC for general requirements that apply to all standard and compact parking spaces. 6. As a reminder, the owner's name identified on the preliminary review application should be the property owner and not the owner of the restaurant. The Conditional Use Permit Amendment application will require the property owner's signature. Per City records, the property owner is the Paul Ecke Trust. All necessary application forms, submittal requirements, and fee information are available at the Planning counter located in the Faraday Building at 1635 Faraday Avenue or on line at www.carlsbadca.gov. You may also access the General Plan Land Use Element and the Zoning Ordinance online at the website address shown; select Department Listing; select Planning Home Page. Please review all information carefully before submitting. Land Development Engineering: 1. Please prepare and submit the necessary information so staff can estimate the potential development impact fees associated with this project. See the attached fee estimate ( city form B-40). For this building expansion, provide the number of new patron seats and additional building square footage that will be added to the existing structure. 2. Prepare and submit a storm water standards questionnaire (city form E-34) for this building expansion. This will help determine the type of storm water standards that apply to this project. We have attached the form for your convenience. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Greg Fisher at the number below. You may also contact each department individually as follows: • Planning Division: Greg Fisher, Assistant Planner, at (760) 602-4629. • Land Development Engineering: Jeremy Riddle, Project Engineer, at (760) 602-2737 • Fire Department: Greg Ryan, Fire Inspections, at (760) 602-4663 r.1:~~ ~ ~l;~CERBO Principal Planner CD:GF:sm Attachments c: Vogel-Geljean Trust, 6415 Edna Road, San Luis Obispo, CA 93401 Chris DeCerbo, Principal Planner Jeremy Riddle, Project Engineer Greg Ryan, Fire Prevention Bill Plummer, Utilities -Engineering File Copy Data Entry