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Home My WebLink About1988-12-21; Design Review Board; ; RP 87-11A|CDP 88-01A - VILLAGE FAIRESTAFF REPORT DATE: DECEMBER 21, 1988 TO: DESIGN REVIEW BOARD FROM: HOUSING AND REDEVELOPMENT DEPARTMENT SUBJECT: RP 87-11 (A^/CDP 88-1 (A) - VILLAGE FAIRE - Request for an aunendment to a Major Redevelopment Permit and Coastal Development Permit to allow a 3600 square foot restaurant in a specialty retail shopping center at the northeast comer of Grand Avenue and Washington Street in Subarea 5 of the VR Zone (Zone 1). I. RECOMMENDATION That the Design Review Board ADOPT Resolution No. 130 recommending APPROVAL of the Prior Compliance/Negative Declaration issued by the Planning Director, and ADOPT Resolution Nos. 131 and 132 recommending APPROVAL to the Housing and Redevelopment Commission of RP 87-11(A)/CDP 88- 1(A), based on the findings and subject to the conditions contained herein. II. BACKGROUND AND DISCUSSION On November 10, 1987, the Housing and Redevelopment Commission approved a major Redevelopment Permit to construct a 69,900 square foot specialty retail shopping center. The applicant is now proposing to include a 3600 square foot restaurant in the existing project at the north east corner. The original proposal stated a specific number of stalls to be provided in the Grand Avenue leased lot (Alternative A) to be credited to the project. The actual amount to be provided will be ninety (90). Condition No. 23 of the original Design Review Board Resolution No. 106 (attached hereto) specifically limits any food service in the center (with the exception of the existing Neimans Restaurant) to 2,000 square feet. The Planning Department has reviewed the request to add a 3,600 square foot restaurant and has determined that the proposed amendment to the Village Faire project as submitted provides the needed extra parking to accommodate this request. ANALYSIS Parkinq The original staff report contained the following: Parking for the proposed project was a major staff concern. The parking ratio for a shopping or specialty center of this type is 1:200; the ratio for individual retail without restaurants is 1:300. The Design Review Board elected to compromise at a parking ratio of 1:250 square feet. This was based, however, on the condition that the maximum gross floor area of anv food service use/restaurant would be 2000 square feet. This would preclude another full scale restaurant (i.e. Neimans) from developing on the site. The applicant was also given credit for a 15% mixed use reduction in meeting the parking requirement. The nine existing spaces in front of Neimans on the Carlsbad Boulevard frontage were eliminated from the plan to allow for additional landscaping. These spaces were deleted from the parking requirement for the project as both staff and the Design Review Board felt landscaping near this intersection was extremely important. The revised proiect parkina is calculated as follows: EXISTING Parking required: New buildings Neimans require 1:250 {69,000 sq.ft.} 280 stalls 90 Subtotal Less: 15% reduction for common usage Gross total required Credit for eliminated Neimans spaces 370 stalls -56 314 stalls - 9 Net total required 305 stalls PROPOSED Parking required: New buildings New restaurant Neimans require 1:250 {65,400 sq.ft.) 1:100 { 3,600 sq.ft.} Subtotal 262 stalls 36 90 388 stalls Less: 15% reduction for common usage -58 Credit for eliminated Neiman spaces Net total required PARKING PROVIDED On Site East Washington Grand Avenue leased lot 330 stalls - 9 321 stalls 204 stalls 30 90 324 stalls The proposed project expansion complies with the requirements established for restaurants at one space to 100 square feet of gross floor area for a restaurant of less than 4,000 square feet in size. Standards and Conditions of RP 87-11 The building architectural style and detailing have all remained as originally approved. The proposed amendment complies with all standards and conditions established for RP 87-11 with the exception of Condition 23 of Resolution 106. The applicant has complied with the concerns of the proposal by providing the necessary extra parking. Coastal Development Permit The proposed project as amended does not require an amendment to the Local Coastal Plan since it provides adequate parking. However, an amendment to the Coastal Development Permit is needed. SUMMARY The project expansion meets the criteria for the addition of a 3,600 square foot restaurant as requested by the applicant with the inclusion of adequate parking. EXHIBITS 1 - Design Review Board Resolution Nos. 130. 131. and 132. 2 - Correspondence dated September 22, 1988, from applicant 3 - Correspondence dated November 1, 1988, from Planning Department. 4 - Housing and Redevelopment Commission Agenda Bill No. 92 with Design Review Board Staff Report attached. 5 - Housing and Redevelopment Commission Agenda Bill No. 98 with attachments. Septeinber 22, 1988 Mr. Chris Salimone Director of Redevelopment City of Carlsbad RE: R P 87-11; AMENDMENT TO POST OFFICE Box 1575 • CARLSBAD, CAUFORNIA • 92008-0262 • 619-434-3»2 • Dear Chris: It is the purpose of this letter to request of you your forwarding of a request for an amendment to R P 87-11 to permit the inclusion of an approximately 3600 square foot restaurant to be in the Village Faire project. The basis of this request is that, as you ara well aware in previous discussions with the Planning Depart- ment and the discretionary review bodies, it was determined that the northeast corner of the project, (i.e. the Grand Avenue - Washington Street corner) was extremely key to promoting the ingress and egiess to and from the center into the area of downtown; that the food activity should occur in this area and that the ambiance created by the approved outside seating and the views of the to-be-rehabed Rotary Park would provide the necessary impetus for the flow of patrons through the center and into the heart of the downtown Village area. To that end, we feel it is extremely important that the major operator of the food facility on that corner be one of the highest quality to fulfill the needs and aims of all parties concerned. That can best be accomplished by the major food facility on that corner being operated by an operator who has the best interests of the center and the City in mind. The operators of the restaurant would be Messrs. Stephen Densham and Robert Burke. The objective is to design and operate a first-class food service facility as an augment to the Old World charm of the Village Faire Specialty Shopping Center. This design will have a southwestern/Mexican ambiance Mr. Chris Salimone September 22, 1988 Director of Redevelopment Page Two with special attention devoted to the decor authenticity of Old Mexico and the American southwest. There will be both the utilization of inside and outside patio veranda area that will add to the inviting nature already planned for that corner. The menu will be comprised of full-service traditional Mexican foods, accented with classic Central Mexican gourmet foods and popular Americanized versions of long-standing southwestern favorites. The service of this menu will be full-service provided by waitpersons. Additionally, there will be a "Tortilleria" for walkup sidewalk service catering to the shoppers in the Village Faire and the citizens and tourists of Carlsbad. The facility will further be complimented by full liquor license bar. It is anticipated that the patrons will not only be the shoppers of the Village Faire but the tourists and citizens of the Village of Carlsbad. The parking impact of this request is not felt to be an issue as there are additional spaces (approximately 16 to 18) over and above the parking requirements for the center available in our leased Grand Avenue parking lot". I look forward to meeting with you as soon as possible to discuss the process for which this request for amendment to our R P-87 11 can be forwarded in the most expeditious manner. # Best regards. S. 'M. Densham General Partner T. I. O. Ltd. SWD:djm Enc. (2) MEMORANDUM DATE: NOVEMBER 1, 1988 TO: HOUSING AND REDEVELOPMENT DIRECTOR FROM: DEE LANDERS SUBJECT: RP 87-11, VILLAGE FAIRE The Planning Department recently received the letter mailed to you from Steve Densham requesting permission to put a 3,600 square foot restaurant in the Village Faire project. This letter is just to let you know what processing will have to take place should your office decide to support this request. As you are aware, Condition No. 23 of Resolution No. 106 specifically limited any food service use in the center to a maximum of 2,000 square feet. The only way this could be changed would be with an amendment to the Redevelopment Permit. It appears that the project does have the extra parking to accommodate the increased square footage. However, because of parking concerns originally expressed by the Design Review Board, it would be appropriate for the members of the Board to review the proposed change. As long as the proposed expansion provides parking at one space to 100 square feet, an amendment to the Local Coastal Plan would not be needed; however, an amendment to the Coastal Development Permit would be needed. In summary, the proposed change would require the applicant to process the following: 1. Redevelopment Permit Amendment 2. Coastal Development Permit Amendment. Due to heavy staff workload, this change could probably be processed more expeditiously through your office. We would be happy to assist you in any way we can. c: Marty Orenyak Michael J. Holzmiller Char!ie Grimm AML:af redevelop.mem