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Home My WebLink About1986-01-15; Design Review Board; ; RP 84-03A|CUP 84-03A - CARLSBAD INNSTAFF REPORT DATE: JANUARY 15, 1986 TO: DESIGN REVIEW BOARD FROM: PLANNING DEPARTMENT SUBJECT: RP/CUP 84-3(A) - CARLSBAD INN - Request for approval of an amendment to a major Redevelopment Permit, and a Conditional Use Permit to allow a restaurant with liquor license in space previously designated for retail use. I. RECOMMENDATION That the Design Review Board ADOPT Resolution No. 064 DENYING RP/CUP 84-3(A) based on the findings contained therein. II. PROJECT DESCRIPTION The applicant is requesting approval of an amendment to a major redevelopment permit to permit a restaurant in the approved "retail" area of the Carlsbad Inn, and conditional use permit to permit a restaurant with a liquor license in the same project. The Carlsbad Inn was originally approved by the Housing and Redevelopment Commission in 1984. The project as approved included a 66 unit hotel, 132 time-share units, a 4,900 square foot restaurant (Fidel's) and 10,300 square feet of retail space. The original approval included reductions in parking for time-share units. The addition of the restaurant as proposed (Exhibit "D") on the first floor of the retail building would consist of approximately 2,350 square feet. This would leave a remainder of 9,175 square feet of retail use plus a 630 square foot second story deck (Exhibit "E"). A galleria/bakery proposed on the second floor was not considered as a restaurant and is not part of this application even though it contains a kitchen and an outdoor deck. III. ANALYSIS Planning Issues 1) Is the proposal consistent with City parking standards? 2) Will the project as proposed create additional parking problems in the immediate area? Discussion The major issue involving the applicant's request is the use of a restaurant in the area designated for retail and the increase in parking needed to accommodate a restaurant use. The retail building was approved with a parking ratio of 1 space per 300 square feet (1:300) of gross floor area, A restaurant is figured at 1:100 including kitchen. The restaurant along with the patio area comprise approximately 2,350 square feet. By City standards, this would necessitate an additional 23 parking spaces. There is no room onsite for these additional spaces. To fully assess the parking problems created by the addition of the restaurant it is necessary to look at parking for the entire project as originally approved. Spaces Provided Per Land Use Original Submittal Hotel 66 Condominiums 132 Fidel's Restaurant 49 "Retail" Building 34 Total Spaces Required 281 Restaurant - 23 additional spaces equal 304 required spaces Changing a portion of the retail building to a restaurant would reguire an additional 23 parking spaces or a total of 304 required spaces. In figuring the parking shortage it should also be noted that staff took a fairly lenient approach. The large wooden deck area adjacent to Fidel's on the west was not included although it appears to be designed for outdoor eating. In addition, the second floor of the retail area includes a bakery/galleria which was only counted as retail. The bakery has a large kitchen area and also a large deck projecting towards Carlsbad Boulevard which could be utilized for outdoor eating. To help solve the parking shortage the applicant has suggested that they be granted a 15% "shared" or "common" parking reductions as allowed by the Ordinance. Staff cannot make the finding for a common parking reduction because the uses are common or alike in"terms of the times of their activity peaks. If a portion of the site was office this reduction might be justified because office activity is usually 8 a.m. to 5 p.m. Another reason staff cannot support the reduction is assigned parking. -2- The reciprocal parking agreement for Carlsbad Inn assigns 83 parking spaces to the restaurant and retail building. The . remainder of the parking spaces (198) are assigned to the hotel and condominiums. The actual assignment of spaces negates the common facilities concept. The assigned spaces, particularly for the hotel and time-shares cannot be really shared and are needed for there own purposes. Even if they could be shared they are difficult to find and people would tend to park on the street or at neighboring establishments. Also, the parking will still be short even if a 15% reduction could be justified. There is no doubt that the restaurant proposed will constitute a quality project and is a desirable use for the redevelopment area. The basic major parking problems have been a concern in the redevelopment area for years. The Design Review Board and Council have commented on this problem on numerous occassions. Staff feels that the severe parking shortages in this area override the need for the use and that special consideration not be granted to the project. Staff also feels that implementation of the project as proposed would increase existing parking problems in the area and could impact proper circulation. Staff is reccomending denial of the redevelopment permit for the restaurant. The application for a conditional use permit rests upon approval of the redevelopment permit as the nature of the liquor license requires a "bona fide" restaurant on the premises. Staff's recommendation to deny the redevelopment permit, therefore, includes the denial of the conditional use permit. The applicant has been informed by staff that the first floor kitchen may be kept in the retail area and used for hotel room service and that the second floor kitchen may be used for the retail sale of bakery goods without a dining area. Such uses v/ould not require additional parking or the discretionary approval of the City. Architecture The second floor floorplan (Exhibit "E") shows a deck area fronting Carlsbad Boulevard. This deck area has never been shown on any plan reviewed by either the Design Review Board or the City Council. It decreases the building setback from Carlsbad Boulevard by 15 feet which is dramatized by the bulk and massiveness of its architecture. ATTACHMENTS 1) Design Review Board Resolution No. 064 2) Location Map 3) Background Data Sheet 4) Disclosure Form 5) Exhibits "A" - "F", dated December 6, 1985 BWH:bn 1/9/86 -3- E - 10,787 U - 40,000 P - 84 E - 10,493 U - 20,000 P - 84 :::: E - 12,683 ;: +' u - 40,000 \ P - 84 E - Existing U - Ultimate P - Project Only BACKGROUND DATA SHEET CASE NO: RP/CUP 84-3(A) APPLICANT: CARLSBAD INN REQUEST AND LOCATION: Request for redevelopment pennit and conditional use permit to allow a restaurant with liquor license at the southwsst corner of ~" Elm Avenue and Carlsbad Boulevard. LEGAL DESCRIPTIOK: That portion of Tract 97 of Carlsbad Lands, according to Map thereof No. 1661, and all that portion of Blocks 14 and 15 of Town of Carlsbad, according to Map thereof No. 535, filed in the Office of the County Recorder of San Diego County. APN: 203-252-01,02 Acres 4.04 Proposed Nb. of Lots/tJnits GENERAL PLAN AND Z0NIN3 Land Use Designation TS Density Allowed N/A Density Proposed N/A Existing Zone VR Proposed Zone VR Surrounding Zoning and Land Use: Zoning Land Use Site VR Hotel, Condos, Retail, Restaurant North VR Restaurant South VR Residential East VR Liquor Store & Restaurant West R-3 Residential PUBLIC FACILITIES School District Carlsbad Water Carlsbad Sewer Carlsbad EDU's Public Facilities Pee Agreement, dated ENVIRONMENTAL IMPACT ASSESSMENT Negative Declaration, issued ^E.I.R. Certified, dated Other, APPLICANT: Carlsbad Inn» Ltd., A Califomia Limited Partnership Nane (~imividua±, partnership, >pi-afe-v5riSacQ-r-gog?cra>ion,-synaicarion) P.O. Box 99 Del Mar, Ca 92014 Business Address 755-3991 Telephone Number AGEtTT: James M. Watkins, Name P.O. Box 99 Del Mar, Ca 92014 Business Address 755-3991 Telephone Nuraber MEMBERS: (See Attachment) Name (individuad, partner, joint Homs Address venture, corporation, syndication) Business Aaaress Teieshone Nunber TeieDhone Nurroer Name Home Aaaress Business Aacress Telephone Numiwr Telephone N-Jirrer (Attach more sheets if necessary) The applicant is reqaired to apply for Coastal Commission ApprovcLl if located in the Coastal Zone. I Afe declare under penalty of perjury that the infonnation contained in this disclosure is true and correct and that it will remain true ax^ correct and may bs relied upon as being true and correct until amended. Carlsbad Inn, Ltd. APPLICANT BY Agent, Omer, Parmer James M. Watkins, General Partner