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HomeMy WebLinkAbout1992-12-02; Design Review Board; ; RP 84-04A - POLLOS MARIA DRIVE THRUAPPLiclION COMPLETE DATE: SEPTEMBER 26, 1992 STAFF REPORT DATE: DECEMBER 2, 1992 TO: DESIGN REVIEW BOARD FROM: PLANNING/HOUSING & REDEVELOPMENT DEPARTMENTS SUBJECT: RP 84-04-(A) -POLI.OS MARIA DRIVE-THRU -Request for an amendment to an existing Redevelopment Permit (RP 84-04) to approve a drive-thru window at the Polios Maria Restaurant located at 3055 Harding Street within Sub-area 7 of the Village Redevelopment Zone in Local Facilities Management Zone 1. I. RECOMMENDATION That the Design Review Board ADOPT Design Review Board Resolution No. 200, DENYING RP 84-04(A), based on the findings contained therein. II. PROJECT DESCRIPTION AND BACKGROUND The existing restaurant use at 3055 Harding Street within Village Redevelopment Sub-area 7 was approved with RP 84-04. The 900 square foot restaurant required nine (9) parking spaces. However, the project was approved with eight (8) spaces since a serious parking shortage was not anticipated, as discussed in the project's staff report (attached with approving resolution). The project was also approved, with a two way circulation that connects Harding Street with the rear alley. The drive-thru proposal is shown on Exhibit "A", dated December 2, 1992 and involves a parking lot and circulation redesign. III. ANALYSIS Project Issues 1. Is the project consistent with the goals, objectives and development standards of the Village Design Manual, Sub-area 7 and the Zoning Ordinance? 2. Is project consistent with Engineering Department policies regarding drive-thrus? (P RP 84-04(A) -~OLLOS !uA DRIVE THRU DECEMBER 2, 1992 PAGE 2 DISCUSSION The existing restaurant use is consistent with Village Design Manual and the residential/commercial mixed use land use objectives of Sub-area 7. However, the proposed drive-thru and related parking lot and circulation redesigns do not meet all applicable regulations. The drive-thru as proposed does not conform to City standards and Engineering Department policies. Consequently project circulation is negatively impacted. Specifically, the following City standards (A-B) and Engineering Department Policies (C-E) cannot be met: A. The parking lot redesign with tandem parking does not function: The parking lot involves tandem parking which is not allowed by the Zoning Ordinance for this situation. Per Section 21.44.120 of the Zoning Ordinance, tandem parking is only allowed in two cases: (1) for front yard parking in the Residential-Waterways (RW) Zone, and (2) for front yard parking, with certain provisions, for existing substandard frontage lots with a width of less than fifty feet. Parking space access conflicts and unsafe pedestrian movements would be created by the proposal. B. The handicap space would be blocked: The cars queuing and waiting in the drive- thru line will block the handicap space. City standards require that a queuing area be free of any conflicts from backing out of parking spaces. C. No access from a public street: The proposal would convert the existing two-way circulation that connects Harding Street to the rear alley into a one-way circulation with access off the rear alley and an exit only onto Harding Street. D. A minimum of 4 standard sized (20 ft. long) waiting cars cannot be accommodated before the order box: The site plan, Exhibit "A", shows 4 cars before the order box, however, they are bumper to bumper and have compact car dimensions. (16 ft. long). E. A minimum of 2 standard sized (20 ft. long) cars cannot be accommodated between the order box and pick up window: The site plan shows 2 compact size (16 ft. long) cars lined up bumper to bumper, indicating an inadequate amount of space provided. Based upon the above factors, staff does not support the proposal since parking lot and pedestrian traffic congestion will be created by the project's redesign. The site is not large enough to accommodate the drive-thru proposal. Staff has reviewed the applicant's design alternatives that attempted to provide a drive-thru window while complying with all applicable development standards and policies. However, the site proved to be too small and constrained to accommodate a design that would meet I I -RP 84-04(A) -POLLOS MARIA DRIVE THRU DECEMBER 2, 1992 PAGE 3 all codes, standards and policies and get staffs recommendation of approval. Staff has made the applicant aware of the project concerns regarding noncompliance with applicable development standards and policies as reflected in the attached letters by the City dated May 6, June 15 and August 3, 1992. Also attached is the Engineering Department review of this project ( dated September 16, 1992). The applicant is also aware that staff cannot support the proposal but requests that the matter be brought to the Design Review Board for consideration. Staff recommends denial of the drive-thru request. IV. ENVIRONMENTAL REVIEW As provided for in Section 15270 of CEQA, a public agency is not required to perform environmental review on a project which is not approved. ATTACHMENTS 1. Design Review Board Resolution No. 200 2. Location Map 3. RP 84-04 Staff Report (with Resolution No. 39) 4. Background Data Sheet 5. Disclosure Form 6. Letter dated May 6, 1992 7. Letter dated June 15, 1992 8. Letter dated August 3, 1992 9. Engineering Department Project Review, dated September 16, 1992 10. Exhibit "A", dated December 2, 1992 ENM:lh:vd:km OCTOBER 22, 1992 ' -- I I I I , GRAND AVE _J I-.... Cl) Cl) II) -~ --t! CARLSBAD YU.AGE DR I ~ ~ f5 L&. ~ ~ -SITE :z:: ~ ~ City of Cartau~ POLLOS MARIA DRIVE-THRU RP 84-4(A) z 0 -u, u, -s s 0 0 0 lJ.J > 0 a:: Q. Q. < .. z 0 -... 0 c( HOUSING AND EDEVELOPMENT COMMISS '-N -AGENDA BILL AB# 32 TITLE: RP 84-4-GASTELUM -REQUEST TO CONVERT DEPT. HD.JlO=r" A HOUSE TO A RESTAURANT AT 3055 rnrJW_ MTG. 6-29-84 DEPT. RE D HARDING STREET IN SUB-AREA SEVEN OF CITY A ~ THE VILLAGE REDEVELOPMENT AREA CITY MGR~.......,..-=-- RECOMMENDED ACTION: Housing and Redevelopment Commission adopt Resolution No. 039, APPROVING RP 84-4. ITEM EXPLANATION A public hearing for RP 84-4 was held by the Design Review Board at their meeting of May 23, 1984. The applicant is requesting a Redevelopment Permit to convert an existing residence to a restaurant on the west side of Harding Street between Elm Avenue and Oak Avenue. The subject property is .16 acres in size and rears on an alley. Access to the site would be derived both from Harding Street and the alley. There are currently two structures on the lot. The applicant proposes to remove the building to the rear of the property. The project is consistent with the encouraged uses in sub-area seven of the Village Design Manual. The Design Review Board voted to adopt Resolution No. 036, recommending approval of a Redevelopment Permit for this proposal. FISCAL IMPACT This action will result in no fiscal impact to the City. EXHIBITS 1 -Staff Report from Land-Use Planning office dated May 23, 1984. 2 -Housing and Redevelopment Commission Resolution No. 039, APPROVING RP 84-4. I LOCATION MAP GRAND AVE ELM AVE GASTELUM RP /CUP 84-4 °, -APE_LICATION SUBMITTAL DATE: FI lUARY 17, 1984 STAFF REPORT DATE: May 23, 1984 TO: Design Review Board FROM: Land Use Planning Office SUBJECT: RP 84-4 -GASTELUM -Request for approval of a Redevelopment Permit to convert a house to a restaurant at 3055 Harding Street. I• RECOMMENDATION It is recommended that the Design Review Board ADOPT Resolution No. 036, recommending APPROVAL of RP 84-4, based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION The applicant is requesting approval of a Redevelopment Permit to convert an existing residence to a restaurant on the west side of Harding Street between Elm Avenue and Oak Avenue. The subject property is .16 acres in size and rears on an alley. Access to the site would be derived both from Harding Street and the alley. There are currently two structures on the lot. The building to the rear would be removed. III. ANALYSIS Planning Issues 1) Is the project consistent with the goals and objectives of the Village Design Manual? 2) Does the project conform with the development standards of the Zoning Ordinance? Discussion The applicant is requesting approval of a Redevelopment Pemit to convert an existing 690 square foot residence into a family restaurant. The project would include new facade treatment, a small building addition, driveway and alley improvements, landscaping and construction of a parking lot. The project site is within Subarea 7 of the Village Redevelopment Area. The goal for Subarea 7 is to permit and encourage mixed uses among residential and service commercial/office uses. Staff believes that the proposed project would be consistent with these goals. Further, bonafide restaurants are specifically encouraged within the subarea. The proposed project would conform to all development requirements of the underlying R-P (Residential-Professional) Zone. All required setbacks would be met, providing compatibility of appearance with residential uses. A parking lot, containing eight spaces, would be constructed to the rear of the restaurant. The project would be one space short of satisfying the required ratio of one space per 100 square feet of gross floor area. Staff does not anticipate any serious parking shortage or impacts to surrounding land uses. The project site adjoins the parking lot for the Harding Street Community Center. Overall, staff believes that the project is consistent with the goals and objectives of the Village Design Manual and conforms to the development standards of the underlying R-P Zone. IV. ARCHITECTURE/DESIGN The proposed conversion would include facade treatment to the existing structure, landscaping and construction of a parking lot. French doors and stucco finish would be added to the building. A 30 inch high stucco wall would be constructed in the front yard. An earth tone color scheme is planned, featuring light beige stucco with light brown trim. v. ENVIRONMENTAL REVIEW The Land Use Planning Manager has determined that this project is categorically exempt from Environmental Review per Section 19.04.070 of the Carlsbad Environmental Ordinance and, therefore, issued a Notice of Exemption on May 7, 1984. Attachments 1. Design Review Board Resolution No. 036 2. Location Map 3. Background Data Sheet 4. Disclosure Form 5. Exhibits "A" and "B", dated May 23, 1984 CDN:ad 5/9/84 -2- l 2 3 4 5 DESIGN REVIEW BOARD RESOLUTION NO. 036 A RESOLUTION OF THE DESIGN REVIEW BOARD OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A REDEVELOPMENT PERMIT TO REMODEL AND CONVERT AN EXISTING RESIDENCE TO A RESTAURANT ON THE WEST SIDE OF HARDING STREET BETWEEN ELM AVENUE AND OAK AVENUE APPLICANT: GASTELUM CASE NO: RP 84-4 6 7 ity of 8 WHEREAS, a verified application has been filed with the Carlsbad and referred to the Design Review Board1 and WHEREAS, said verified application constitutes a request 9 as provided by Title 21 of the Carlsbad Municipal Code7 and 10 WHEREAS, pursuant to the provisions of the Municipal Code, 11 the Design Review .Board did, on the 23rd day of May, 1984, hold a 12 uly noticed public hearing to consider said application on 13 roperty described as: 14 Lots 25 and 26 in Block 57, in the City of Carlsbad, according to map thereof No. 775 filed in the Office of 15 the County Recorder February 15, 1894, 16 WHEREAS, at said hearing, upon hearing and considering all 17 testimony and arguments, if any, of all persons desiring to be 18 heard, said Board considered all factors relating to RP 84-4. 19 NOW, THEREFORE, BE IT HEREBY RESOLVED by the Design Review 20 Board of the City of Carlsbad as follows: 21 (A) That the foregoing recitations are true and correct. 22 (B) That based on the evidence presented at the public hearing, the Board recommends APPROVAL of RP 84-4, based on the following 23 findings and subject to the following conditions: 24 Findin s: 25 1) That the proposed project is consistent with the goals of the Village Design Manual, as discussed in the staff report. 26 2) That the proposed project conforms to the requirements of the 27 Zoning Ordinance, as discussed in the staff report. 28 5 l 3) The applicant has agreed and is required by the inclusion of an appropriate condition to pay a public facilities fee. 2 Performance of that contract and payment of the fee will enable this body to find that public facilities will be 3 available concurrent with need as required by the General Plan. 4 4) That the project is categorically exempt from environmental 5 review per Section 19.04.070 of the Carlsbad Environmental Policies Ordinance and therefore, the Land Use Planning 6 Manager issued a Notice of Exemption on May 7, 1984. 7 Conditions: 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 1 ) 2) 3) 4) 5) 6) 7) 8) Approval is granted for RP 84-4, as shown on Exhibits "A" and "B", dated May 23, 1984, incorporated by reference and on file in the Land Use Planning Office. Development shall occur substantially as shown unless otherwise noted in these conditions. This project is approved upon the express condition that building permits will not be issued for development of the subject property unless the City Engineer determines that sewer facilities are available at the time of application for such sewer permits and will continue to be available until time of occupancy. This project is approved upon the express condition that the applicant shall pay a public facilities fee as required by City Council Policy No. 17, dated April 2, 1982, on file with the City Clerk and incorporated herein by reference, and according to the agreement executed by the applicant for payment of said fee, a copy of that agreement, dated February 23, 1984, is on file with the City Clerk and incorporated herein by reference. If said fee is not paid as promised, this application will not be consistent with the General Plan and approval for this project shall be void. Approval of this request shall not excuse compliance with all sections of the Zoning Ordinance and all other applicable City ordinances in effect at time of building permit issuance. The applicant shall prepare a detailed landscape and irriga- tion plan which shall be submitted to and approved by the Land Use Planning Manager prior to the issuance of building permits. All parking lot trees shall be a minimum of 15 gallons in size. All landscaped areas shall be maintained in a healthy and thriving condition, free from weeds, trash, and debris. Any signs proposed for this development shall be designed in conformance with the City's Sign Ordinance and shall require review and approval of the Land Use Planning Manager prior to installation of such signs. DRB RESO NO. 036 -2- l 9) Trash receptacle areas shall be enclosed by a six-foot high masonry wall with gates pursuant to City standards. Location of said receptacles shall be approved by the Land Use Planning Manager. 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 Engineering Conditions 10) 1 1 ) 12) 1 3) 14) Ill/ Ill/ Ill/ Ill/ Ill/ Ill/ No grading shall occur outside the limits of the subdivision - unless a letter of permission is obtained from the owners of the affected properties. Additional drainage easements and drainage structures shall be provided or installed as may be required by the County Department of Sanitation and Flood Control or the City Engi- neer. Improvements including, but not limited to, the following shall be installed by the developer and approved by the City Engineer. The developer shall obtain approval of the plans from the City Engineer and pay all associated fees and performance guarantees prior to issuance of any Building Permit. The developer shall install said improvements to the satisfaction of the City Engineer prior to the issuance of a Certificate of Occupancy or occupancy of any portion of the project for any purpose. To wit: a) Street Trees b) Street Light c) Full 20 foot wide alley improvements adjacent to the project and southerly to Oak Street. The developer shall comply with all the rules, regulations and design requirements of the respective sewer and water agencies regarding services to the project. The design of all private streets and drainage systems shall be approved by the City Engineer prior to approval of the final map .. The structural section of all private streets shall conform to City of Carlsbad Standards based on R-value tests. All private streets and drainage systems shall be inspected by the city, and the standard improvement plan check and inspection fees shall be paid prior to approval of the final map. ORB RESO NO. 036 -3- ? J. 2 :3 4 5 6 7 8 9 10 11 PASSED, APPROVED AND ADOPTED at a regular meeting of the Design Review Board of the City of Carlsbad, California, held on the 23rd day of May, 1984, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: JOHN MC COY, Chairperson CARLSBAD DESIGN REVIEW BOARD 12 ATTEST: 13 14 CHRIS SALOMONE COMMUNITY REDEVELOPMENT MANAGER 15 16 17 18 19 20 21 22 23 24 25 26 27 28 ORB RESO NO. 036 -4- ~CKGROUND IY\TA SHEET CASE :00: RP 84-4 APPLICANT: GASTELUM ------------- REQUEST AND LOCATION: Redevelopnent Pennit to convert an exisitng residence to a restaurant on the west side of Harding St between Elm Ave. and Oak Ave. LEXiAL DESCRIPTION: Lots 25 & 26 in Block 57, in the City of Carlsbad, According to Map thereof No. 775, filed in the Office of the County Recorder, February 15, 1894 Am: 203-352-13 Acres .16 Proposed No. of Lots/Units N/A ------------------- GENERAL PI.AN AND Z~ Land Use Designation RMH/O ----------- Density Allowed 10-20 du's/ac Existing Zone ---------V-R Surrounding Zoning and Land Use: zoning Site V-R North V-R South V-R East V-R West V-R Density Proposed N/A ----------- Proposed Zone N/A ---------- Land Use SFRS SFRS Parking Lot/Apartments Harding St. Carmunity Center Jefferson St. Sr. Apts/SFR PUBLIC FACILITIFS School District N/A Water Carlsbad Sewer Carlsbad EDU's -----''-------- Public Facilities Fee Agreement, dated ___ F_e_b_ru_ary_,_2_3.:..,_1_9_8_4 ______ _ ENVIROOMENTAL IMPACT ASSFESMENT __ Negative Declaration, issued __________ _ E.I.R. Certified, dated -------------- Other, ______ No_t_i_ce_o_f_Ex_enp........_t_i_·o_n-,_Ma~y_7~,_1_98_4 __________ _ If after the information • ·-,u have submitted has been re,·· --wed, it is determined .t.ha-t further informatior-~ required, you will be so a ~ed. APPLICANT: Name (individual, partnership, joint venture, corporation, syndication) Business Ad.dress elephone Number AGENT: Name Business Address Telephone Number .. MEMBERS: Name ·(individual,> partner, joint. Home J.ddress i:":~m--1'!":;!rf.ion, syndication) B~siness Address Telephone Number Telephone Number Bome Address 3~siness Address Telephone Nt.::ilber (Attach more sheets if necessary) I/We decla=e u~de!:' penalty of perjury that the info.rI?:ation contained in this dis- closure is true and correct and that it will remain true and correct and may be· reliac upo~ as being true and correct until a~ended. Applicant BY Jo -----------------------A 9 en t, C-,:ner, Par~n~r l 2 3 4 5 6 HOUSING AND REDEVELOPMENT COMMISSION RESOLUTION NO. 039 A RESOLUTION OF THE HOUSING AND REDEVELOPMENT COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, APPROVING A REDEVELOPMENT PERMIT TO REMODEL AND CONVERT AN EXISTING RESIDENCE TO A RESTAURANT ON THE WEST SIDE OF HARDING STREET BETWEEN ELM AVENUE AND OAK AVENUE. APPLICANT: GASTELUM CASE NO: RP 84-4 WHEREAS, a verified application has been filed with the City of Carlsbad and referred to the Housing and Redevelopment 7 Commission: and 8 9 WHEREAS, said verified application constitutes a request 10 as provided by Title 21 of the Carlsbad Municipal Code: and 11 WHEREAS, pursuant to the provisions of the Municipal Code, 12 the Housing and Redevelopment Commission did, on the 23rd day of May, 1984, hold a duly noticed public hearing to consider said 13 application on property described as: 14 15 16 17 Lots 25 and 26 in Block 57, in the City of Carlsbad, according to map thereof No. 775 filed in the Office of the County Recorder February 15, 1894, WHEREAS, at said hearing, upon hearing and considering all 18 testimony and arguments, if any, of all persons desiring to be 19 heard, said Commission considered all factors relating to RP 84-4. 20 NOW, THEREFORE, BE IT HEREBY RESOLVED by the Housing and 21 Redevelopment Commission of the City of Carlsbad as follows: 22 (A) That the foregoing recitations are true and correct. 23 (B) That based on the evidence presented at the public hearing, the Commission APPROVES RP 84-4, based on the following findings 24 and subject to the following conditions: 25 Findings: 26 1) 27 2) 28 That the proposed project is consistent with the goals of the Village Design Manual, as discussed in the staff report. That the proposed project conforms to the requirements of the Zoning Ordinance, as discussed in the staff report. /( 1 3) The applicant has agreed and is required by the inclusion of an appropriate condition to pay a public facilities fee. 2 Performance of that contract and payment of the fee will enable this body to find that public facilities will be 3 available concurrent with need as required by the General Plan. 4 4} That the project is categorically exempt from environmental 5 review per Section 19.04.070 of the Carlsbad Environmental Policies Ordinance and therefore, the Land Use Planning 6 Manager issued a Notice of Exemption on May 7, 1984. 7 Conditions: 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 1 } 2} 3) 4) 5) 6) 7) 8} Approval is granted for RP 84-4, as shown on Exhibits "A" and "B", dated May 23, 1984, incorporated by reference and on file in the Land Use Planning Office. Development shall occur substantially as shown unless otherwise noted in these conditions. This project is approved upon the express condition that building permits will not be issued for development of the subject property unless the City Engineer determines that sewer facilities are available at the time of application for such sewer permits and will continue to be available until time of occupancy. This project is approved upon the express condition that the applicant shall pay a public facilities fee as required by City Council Policy No. 17, dated April 2, 1982, on file with the City Clerk and incorporated herein by reference, and according to the agreement executed by the applicant for payment of said fee, a copy of that agreement, dated February 23, 1984, is on file with the City Clerk and incorporated herein by reference. If said fee is not paid as promised, this application will not be consistent with the General Plan and approval for this project shall be void. Approval of this request shall not excuse compliance with all sections of the Zoning Ordinance and all other applicable City ordinances in effect at time of building permit issuance. The applicant shall prepare a detailed landscape and irriga- tion plan which shall be submitted to and approved by the Land Use Planning Manager prior to the issuance of building permits. All parking lot trees shall be a minimum of 15 gallons in size. All landscaped areas shall be maintained in a healthy and thriving condition, free from weeds, trash, and debris. Any signs proposed for this development shall be designed in conformance with the City's Sign Ordinance and shall require review and approval of the Land Use Planning Manager prior to installation of such signs. -2-}1 w sen ·u- l 9) Trash receptacle areas shall be enclosed by a six-foot high masonry wall with gates pursuant to City standards. Location of said receptacles shall be approved by the Land Use Planning Manager. 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 Engineering Conditions 10) 11 ) 12) 1 3) 1 4 ) /Ill /Ill /Ill /Ill Ill/ /Ill No grading shall occur outside the limits of the subdivision - unless a letter of permission is obtained from the owners of the affected properties. Additional drainage easements and drainage structures shall be provided or installed as may be required by the County Department of Sanitation and Flood Control or the City Engi- neer. Improvements including, but not limited to, the following shall be installed by the developer and approved by the City Engineer. The developer shall obtain approval of the plans from the City Engineer and pay all associated fees and performance guarantees prior to issuance of any Building Permit. The developer shall install said improvements to the satisfaction of the City Engineer prior to the issuance of a Certificate of Occupancy or occupancy of any portion of the project for any purpose. To wit: a) Street Trees b) Street Light c) Full 20 foot wide alley improvements adjacent to the project and southerly to Oak Street. The developer shall comply with all the rules, regulations and design requirements of the respective sewer and water agencies regarding services to the project. The design of all private streets and drainage systems shall be approved by the City Engineer prior to approval of the final map. The structural section of all private streets shall conform to City of Carlsbad Standards based on R-value tests. All private streets and drainage systems shall be inspected by the city, and the standard improvement. plan check and inspection fees shall be paid prior to approval of the final map. -3- 13 .. J. 2 PASSED, APPROVED AND ADOPTED at a regular meeting of the Housing and Redevelopment Commission of the City of Carlsbad, :3 California, held on the 19th day of June, 1984, by the following 4 vote, to wit: 5 6 7 8 9 AYES: COlmri.ssioners easier, Iewis, Kulchin, Cllick and Prescott NOES: l'One 10 11 12 ABSENT: None ABSTAIN: None 13 ATTEST: 14 lS AL¼*tf•RA~E~~ 16 City Clerk 17 18 19 20 21 22 23 24 25 26 27 28 -4- SLER, c airperson Carlsbad Journal Decreed a Legal Newspaper by the Superior Court of San Diego County 3138 ROOSEVELT ST.• P.O. BOX 248 • CARLSBAD, CA 92008 • 729-2345 Proof of Publication STATE OF CALIFORNIA, ss. COUNTY OF SAN DIEGO, I am a citizen of the United States and a resident of the county aforesaid; I am over the age of eighteen years, and not a party to or interested in the above entitled matter. I am principal clerk of the printer of the Carlsbad Journal a newspaper of general circulation, published twice weekly in the City of Carlsbad, County of San Diego, State of California, and which newspaper is published for the dissemination of local news and intelligence of a general character, and which newspaper at all times herein mentioned had and still has a bona fide subscription list of paying subscribers, and which newspaper has been established and published at regular intervals in the said City of Carlsbad, County of San Diego, State of California, for a period exceeding one year 2M-4t82 NOTICE OF PUBLIC HEARING RP 84°4 NOTICE IS HEREBY GIVEN that the Housing and Redevelopment Commission of the City of Carlsbad will hold a public hearing at the City Council Chambers. 1200 Elm Avenue, Carlsbad. California, at 6:00 P.M. on Tuesday, June 19. 1984, to consider an application for a Re- development Permit to convert a house to a restaurant on property generally located at 3055 Harding Street and more particularly de- scribed as: Lots 25 and 26 in Block 57. in the City of Carlsbad, according to Map thereof No. 775. filed in the Office of the County Recorder, February 15, 1894. Applicant: Gastelum , CARLSBAD HOUSING AND REDEVELOPMENT ,; COMMISSION j CJ S193: June 9, 1984 next preceding the date of publication of the notice hereinafter referred to; and that the notice of which the annexed is a printed copy, has been published in each regular and entire issue of said newspaper and not in any supplement thereof on the following dates, to-wit: June 9 ................................. 19 .... ................................. 19 .... . ................................ 19 ... . ................................. 19 .... I certify under penalty of perjury that the foregoing is true and correct. Executed at J:arlshad. County of San Diego, State of California on _t_u_e_:J_t_:n ________ _ day of June 19 the Printer NOTICE OF PUBLIC HEARING RP 84-4 NOTICE IS HEREBY GIVEN that the Housing and Redevelopment Commission of the City of Carlsbad will hold a public hearing at the City Council Chambers, 1200 Elm Avenue, Carlsbad, California, at 6:00 P.M., on Tuesday, June 19, 1984, to consider an application for a Redevelopment Permit to convert a house to a restaurant on property generally located at 3055 Harding Street and more particularly described as: Lots 25 and 26 in Block 57, in the City of Carlsbad, according to Map thereof No. 775, filed in the Office of the County Recorder, February 15, 1894. APPLICAJ.~T: Gastelum PUBLISH: June 9, 1984 CARLSBAD HOUSING AND REDEVELOPMENT COMMISSION LOCATION MAP GRANO AVE ELM AYE -.k-'. 4 GASTELUM RP/CUP 84-4 ?Ol'ICE OF PUBLIC~ NOTICE IS HEREBY GIVEN that the Design Review Board of the City of Carlsbad will hold a public hearing at the City Council Chambers, 1200 Elm Avenue, Carlsbad, California, at 5:30 p.m. on Wednesday, May 23, 1984, to ronsider c:pproval of a Redevelopnent Permit to ronvert a house to a restaurant on property generally located at 3055 Harding Street and nore particularly described as: Lots 25 and 26 in Block 57, in the City of Carlsbad, according to Map thereof No. 775 filed in the Office of the County Recorder February 15, 1894. Those persons wishing to speak oo this proposal are rordially invited to attend the p.tblic hearing. If you have any questions please call the Redevelopment/ Land Use Planning Office at 438-5591. CA.SE FILE: APPLICANT: PUBLISH: RP 84-4 GastelLU'O May 12, 1984 CI'IY OF CARLSBAD DESIGN REVIE.W OOARD PARCEL# 203-352-02 203-352-03 203-352-04 203-352-05 203.352.06 ·gi 09 IO 203-352-II 203-352-13 203-352-14 203-352-~g ~A 203-353-04 203-353-09 203-354-0I 20 3-354. .. 12 203-355-05 20.3-35I-08 203•35I•I7 203-35I-II - LIST OF PROPERTY ow:mms WITHIN 300' R..t\DITJS OF SUBJECT PROPERTY N.Al\IE V/ILLIA.MS, R • WILLIAMS, R. WILLIAMS• R. RICK ENGINERING It " " RIOK ENG ERINO BARKER, R. GASTELUM, D. ROBINSON, G. GOSPEL TABERUAOLE nio~ JACOBS, A. FOODM.AKER INC. DAVIES, L~ TIIA1CimR,C. FE?lNEL, N • ~, F. MELElIDEZ I F • CRUMPTON, Ne ADDRESS P~O.BOX 359ro LOUISVILLE, KY• 1+0232 3048 JEFFERSON ST. CARLSBAD, CA. 92008 3048 JEFFERSON ST. CARLSBAD, CA. 92008 5620 FRIARS RD. SAN DIEGO, CA. 92IIO " " II 5620 FRIARS RD. SAN DIEGO, CA. 92IIO 24.35 MARK CIR. CARLSBAD,CA. 92008 3~3 HILL DR. VISTA, CA~ 9208.3 • I2JO KNOWLES CARLSBAD, CA~ 92008 P.O~ BOX IOJ5 CARLSBAD, OA~ 92008 30W... HARDING CARLSBAD, CA. 92008 P.O. :SOX 783 SAN DIEGO, CA~ 92II2 1067 SANDALWOOD EL CIDITRO • CA. 92243 :i.o. BOX 223 CARLSBAD, CA. 92008 P.O.BOX I6oI OXNARD, CA~ 9 JO JO 309I I/2 J.t:?:.PFER30N CARLSBAD, CA~ 92008 " n 30 7I JEFFERSON CARLSBAD, CA. 92008 ,... 20~•35I-I2 203•35I-I3 203•35I-J:4 203•35I•I5 203-!l5I-I6 204,-(,32.or 20~.-o 32.09 201~-0 32-IO 203-32-30 2ot~-111-07 2Q3•353-04 203-353-05 203-353.06 203-353-07 SAM-0-BOB LTD. SAL'I•O-BOB LTD. ·VITALIE, F. WEST, R.B. BARKER, ··R• ticKINNEY,L. J0HUS0ll~ G. HOR!.1AND PACIFIC CORP. CITY OP CARLSBAD lttl ft U!I n ,, ,, "" " "It P.O. BOX 215 CARLSBAD, CA~ 92008 P.O. BOX 275 CARLSBAD, 0\ • 92008 3037 JEFFERSON CARLSBAD, CA. 92008 28!5 .TEFFERSON CARLSBAD, CA. 92008 ~930 EL CAJON BLVD SAU DIEGO, CA. 92II5 21135 !,1ARK OIR~ CARI~BAD, CA. 92008 855 OAK AVE CARLSBAD• CA• 92008 I8I6 RUBENSTEIN CARDIFF, CAa 92007 l· .o .BOK liJ2 PAU:M VALLEY, CA. 92061 P.O.BOX 590 JA.aL.3t3..lD 1 CA. 9:::·.)08 P.O. BOX 9009 CA.:1L.-~.3XiJ1 CA. 92008 lfll If ti II tt If " "'' tt " 1200 ELM AVENUE CARLSBAD, CALIFORNIA 92008 June 25, 1984 David M. Gastelum 323 Hill Drive Vista, CA 92083 Citp of Carli&ab Ertclosed for your records, please find a copy of the following H&R Resolution No. 039 , adopted by the -'---- Carlsbad City Council on ___ J~u=n~e'--'-1=9~,-=19~8~4a.-_______ _ LR:adm Enclosures ( 1 ) Sincerely, ~~NKRANZ, City Clerk TELEPHONE: (714) 438-5621 -HOUSING AND REDEVELOPMENT QUtg of C!tarl.sbab May 6, 1992 MR. J. MICHAEL WINFIELD, AIA ARCHITURA 10457 A ROSELLE STREET SAN DIEGO, CA. 92121 REDEVELOPMENT OFFICE 2965 Roosevelt Street Suite B Carlsbad, CA 92008 (619) 434-2811 RE: DRIVE-UP WINDOW FOR POLLOS MARIA, 3055 HARDING STREET Dear Mr. Winfield: Thank you for contacting the City of Carlsbad Redevelopment Agency regarding Pollos Maria's request to add a "drive up" window to their existing restaurant facility at 3055 Harding Street. The attached concept/proposal was reviewed by the Redevelopment, Planning and Engineering Departments of the City for compliance with currents standards. city staff reviewing the proposal identified two major problems with the drive-up window project. First, as discussed with you previously, one of the strategies for the new proposed Master Plan for the Village Redevelopment Area is to prohibit drive-up and drive-through uses. Second, the City has drive-up window standards which are required for all similar projects. The drive-up window requirements are as follows: 1) There must be queue space for two to three cars between "pick up" window and "order here" menu board or window. 2) There must be queue space for four to five cars behind "order here" menu board or window. The "waiting cars" cannot interfere with any circulation (i.e., alley traffic) or parking space (incl. employee parking). It is staff's opinion that there is simply not adequate space on the Pollos Maria site to meet the above required standards in order to add the desired drive-up window. Staff's recommendation, therefore, is to deny addition of the drive-up window to the existing restaurant facility. (D PAGB 2 -J.M. WIHPIELD POLLOS MARIA If you have any questions or comments regarding this matter, please contact my office at (619) 434-2811. sincerely, ~~; DEBBIE FOUNTAIN Acting Housing and Redevelopment Director c: Property owner Engineering Department· Planning Department 4 June 15, 1992 MR. J. MICHAEL WINFIELD, AIA ARCBITURA 10457 A ROSELLE STREET SAN DIEGO, CA. 92121 RE: DRIVE-UP WINDOW FOR POLLOS MARIA, 3055 HARDING STREET Dear Mr. Winfield: As requested, the City of Carlsbad Redevelopment Agency asked the Planning and Engineering Departments to review your most recent proposal for a drive-up facility at the Pollos Maria Restaurant located at 3055 Harding Street. The concept/proposal was reviewed for compliance with currents standards. As staff stated in previous telephone conversations and written correspondence, the City has drive-up window standards which are required for all similar projects. The drive-up window requirements are as follows: 1) There must be queue space for two to three cars between "pick up" window and "order here" menu board or window. 2) There must be queue space for four to five cars behind "order here" menu board or window. The "waiting cars" cannot interfere with any circulation (i.e., alley traffic) or parking space (incl. employee parking). Although you have attempted to provide a creative solution to the problem, it is still staff's opinion that there is simply not adequate space on the Pollos Maria site to meet the above required standards in order to add the desired drive-up window. You may pursue approval of the drive-up window by the Design Review Board. However, please understand that Staff's recommendation will be to deny addition of the drive-up window to the existing restaurant facility. 2965 Roosevelt St., Suite B • Carlsbad, California 92008-2389 • (619) 434-2810/2811 ... PAGE 2 -J.M. WINFIELD POLLOS MARIA If you have any questions or comments regarding this matter, please contact my office at (619) 434-2811. Sincerely, .~ DEBBIE FOUNTAIN Acting Housing and Redevelopment Director c: Property owner Engineering Department Planning Department August 3, 1992 MR. J. MICHAEL WINFIELD, AIA ARCHITURA 10457 A ROSELLE STREET SAN DIEGO, CA. 92121 ·- RE: DRIVE-UP WINDOW FOR POLLOS MARIA, 3055 HARDING STREET Dear Mr. Winfield: Thank you for your patience as. the Carlsbad Redevelopment Agency, with assistance from the City Planning and Engineering Departments, completed an additional review of your proposal for a drive-up window at the Pollos Maria Restaurant located at 3055 Harding Street. The concept/proposal was reviewed for compliance with current standards as well as general desirability for the area. According to the most recent plans submitted to my office, it appears that your proposal may be able to comply with the City's standards for "queue space" for drive-up windows. However, the parking arrangement still presents a problem for staff. As stated in previous letters to you from my office, the "waiting cars" must not interfere with any circulation or parking spaces. Per your current proposal, the handicap parking space will be blocked by cars which may be waiting for service at the drive-up window. Also, staff is not supportive of tandem parking at this location. With tandem parking and a drive-up window, a very congested situation is created on the property which is undesirable from the City's perspective. It appears from the proposed plans that the customer entrance to the restaurant will continue to be off the patio on Harding Street. If this is so, the customers will park in the rear and then be required to walk past the drive-up window in the vehicle traffic area to access the restaurant; this represents an impediment to pedestrian circulation which concerns staff. We are supportive of Pollos Maria's efforts to enhance their 2965 Roosevelt St., Suite B • Carlsbad, California 92008-2389 • (619) 434-2810/2811 business through addition of a drive-up window. However, it is staff's professional opinion that the proposed drive-up window at the noted location will create an undesirable situation through 1) the increase of on-site vehicle congestion; and 2) the impediment to safe on-site pedestrian traffic. We realize that staff's opinions regarding this proposal have been very frustrating to you. Please understand that it is not our goal to be difficult. We are simply trying to do what we believe is best for the Village Redevelopment Area. If you would like for the Design Review Board to consider the addition of a drive-up window for Pollos Maria, please submit an application for the required permits to the Community Development Counter and pay the appropriate fees. You will be given the opportunity to present your case to the Design Review Board for their consideration. Please understand, however, that Staff's recommendation has not changed; we intend to recommend denial of the application based on the reasons outlined above. If you have any questions or comments regarding this matter, please contact my office at (619) 434-2811. Sincerely, ~t~' DEBBIE FOUNTAIN Acting Housing and Redevelopment Director c: Property owner Engineering Department Planning Department Community Development Director • • SEPTEMBER 16, 1992 TO: FROM: ERIC MUNOZ JIM DAVIS VIA ASSIST ANT CITY ENGINEER -----,4'p+' RP 84-4(A), POLLOS MARIA We have completed our review of the project. We find that the application is technically incomplete due to the lack of a preliminary title report. However, since we cannot support the approval of the project we are recommending the application be found complete. We are recommending that the project be denied because of the following: 1. THE EXIT-ONLY ACCESS WOULD ALSO BE THE ONLY ACCESS TO HARDING STREET. The only entrance to the site would be by the alley. Alleys are not intended to function as the only entrance to a commercial site. Use of alleys as the only access has been allowed in the Redevelopment Area before but not for fast food restaurants. Traffic congestion could occur in the alley at lunch time. This entrance would also be the drive through (take-out-order) aisle. Back-ups in this aisle would occur and cause more congestion in the alley. 2. NOT ENOUGH SPACE WOULD BE AVAILABLE FOR 4 TO 5 CARS TO WAIT BEFORE THE ORDER BOX. The site plan shows 4 cars in line before the order box, however the cars are all of compact car length and lined up bumper touching bumper. There would not be enough space for 4 compact cars to line up in a normal manner with a space between cars. Some standard cars would also be in line. Therefore the site plan does not provide adequate space for 4 to 5 cars. 3. NOT ENOUGH SPACE WOULD BE AVAILABLE FOR 2 TO 3 CARS TO WAIT BEFORE THE PICK-UP WINDOW. The site plan shows 2 cars lined up before the pick-up window, however the cars are all compact car length and are lined-up with bumper touching bumper. For the same reasons in 2 above not enough space would be provided. 4. THE HANDICAPPED PARKING SPACE WOULD BE BLOCKED BY INCOMING CARS. The site plan shows the handicapped space with its only access being the drive through aisle. When the aisle is occupied by cars waiting to order access to the handicapped space would be effectively denied. Cars exiting from this space would disrupt incoming traffic and could cause more congestion in the alley. • • 5. THE PARKING LOT SHOWN WILL NOT FUNCTION IN AN ACCEPT ABLE MANNER FOR 8 CARS. The site plan shows 8 parking spaces, but only 4 spaces allow cars to enter and exit. The other 4 spaces are end-to-end to the first 4 with no access. This is a tandem style parking more suitable for storage rather than parking. When the 4 last mentioned spaces are occupied no one will want to park behind the cars, therefore the lot effectively functions as a 4 space lot.