The URL can be used to link to this page

Home My WebLink About1989-02-01; Design Review Board; ; RP 87-11A|CDP 88-01A - VILLAGE FAIREITEM 3 SUPPLEMENTAL STAFF REPORT DATE: FEBRUARY 1, 1989 TO: DESIGN REVIEW BOARD FROM: HOUSING AND REDEVELOPMENT DEPARTMENT SUBJECT: RP 87-11(A)/CDP 88-1(A) VILLAGE FAIRE - REQUEST TO AMEND A PREVIOUSLY APPROVED MAJOR REDEVELOPMENT PERMIT TO PUT A 3,600 SQUARE FOOT RESTAURANT IN THE VILLAGE FAIRE PROJECT TO INCLUDE OUTSIDE SERVICED SEATING. This item was heard at the December 21, 1988, Design Review Board meeting. Design Review Board recommendation to Housing and Redevelopment Commission was to approve the application as submitted: a 3,600 square foot restaurant in the existing Village Faire Project at the northeast corner. A specific condition of the project was the prohibition of service to the outdoor eating areas. At the applicant's request staff returned the item to the Design Review Board on January 18, 1989. The purpose of the second hearing was to address the outdoor eating area and the condition imposed of no table service. Design Review Board directed staff to transcribe the minutes of the December 21, 1988, meeting to clearly identify the discussion and actions of the Design Review Board. The board also asked that the "options" proposed by the applicant be clarified prior to the next meeting of February 1, 1989. The applicants options for discussion are: Solution No. 1: Remove the condition and allow outside table service without additional parking in the Redevelopment Area and especially the Village Faire project subject to review by the Redevelopment Director via business license application. Staff Comment: This would require an amendment to the Local Coastal Plan and parking ordinance should Design Review Board direct staff to implement this option. Solution No. 2: Allow the Village Faire to operate under the "Crazy Burro" plan (data previously provided) that is, close an equal number of tables inside when a corresponding number of outside tables are in use. Solution No. 3.: Allow outside, wait-attended areas to be parked at the overall ratio of the center, i.e., 1:250 per square foot. Plans for the special areas are attached. Staff Comment; Applicant has provided evidence in letter (attached) that due to reduced actual size of overall project, restaurant and excess undesignated spaces, there are approximately 15 spaces available to support additional uses. Staff will verify this data prior to meeting. CHRIS SALOMONE CS:ec Attachments: Letter from Steve W. Densham dated January 24, 1989 Exhibits A Village Faire site plan POST OFFICE BOX 1575 • CARLSBAD, CALIFORNIA • 92008-0262 • 619-434-3522 • January 24, 1989 Mr. Chris Salomone Director of Housing and Redevelopment CITY OF CARLSBAD Suite B 2965 Roosevelt Street Carlsbad, California 92008 RE: RP 87-11(A)/CDP 88-1 Village Faire Exhibits: 1st and 2nd Floor Plans showing desired anticipated outside eating areas. Dear Chris: In a sincere effort to clarify our position on our recent request for an amendment to our redevelopment permit to allow outside, wait-person attended service in certain areas, I would like to present several alternatives; any of which would mitigate the concerns of the Design Review Board and the Housing and Redevelopment Commission. It is necessary to change the policy on outside eating areas, as it relates to the entire redevelopment area and, more specifically, the Village Faire Project. In short, the wrong things have been done for all the right reasons. Concerns over parking and traffic congestion are concerns of us all. However, you can't improve the situation by just taking the easy way out and throwing more parking at the concerns. As we have discussed in the past, a sea of parking lots is not conducive to the Village atmosphere that we are all working toward. I want to be clear in that I am talking about bona fide patio/courtyard environment, not areas that are expanded to the outside with sliding windows or doors. My experience in the Village with outdoor eating areas is that they are used 41% of the time based on weather and demand. It has been stated outside areas that are self-service are acceptable and wait-attended areas are not, as they relate to parking. Self-service promotes a disposable lifestyle. A village atmosphere isn't supposed to be a paper cup you wad up and throw away after you've used it. The goal of Sub Area 5 as stated in the Village Mr. Chris Salomone Page Two CITY OF CARLSBAD January 24, 1989 Design Manual is that it is "the major tourist commercial related center for the Redevelopment Project Area." It also specifically states in the land use,"bona-fide" restaurants. Outside, wait- attended eating areas are very important to the tourist segment as well as the denizens of Carlsbad and should be encouraged, not discouraged. At the last Design Review Board meeting the concern about leased parking was expressed. The Village Design Manual states, "innovative methods of providing off-street parking through a combination of public and private efforts should be encouraged". The lease is for 49 years; transportation habits will change... Forty-nine years ago no one could even conceive of jet travelI As you know, many hours with staff were spent putting this viable solution together. I would propose the following scenarios for discussion as solutions to the outside eating area question: Solution No. 1; Remove the condition and allow outside table service without additional parking in the Redevelopment Area and especially the Village Faire project subject to review by the Redevelopment Director via business license application. Currently, the Housing and Redevelopment Advisory Committee is conducting a thorough review of the Redevelopment Plan and Village Design Manual with the goal being a total Master Plan for the area. Out of this will come well defined parameters for parking and traffic based on experiment, observation and experience, not hyperbole. This solution is justified by the facts presented on the use of outside patio/courtyard areas and by the parking and traffic mitigations of the streetscape project, the increase in public parking (500 spaces projected in increased lots or a structure) and the formation of a parking district. Solution No. 2: Allow the Village Faire to operate under the "Crazy Burro" plan (data previously provided) that is, close an equal number of tables inside when a corresponding number of outside tables are in use. Mr. Chris Salomone Page Three CITY OF CARLSBAD January 24, 1989 Solution No. 3; Allow outside, wait-attended areas to be parked at the overall ratio of the center, i.e., 1:250 per square foot. I have provided plot plans for the areas I would anticipate this occurring. Currently the following information as relates to the Village Faire parking is as provided: Project Approved for 69,900 sq. ft. Actual size 68,355 sq. ft. Variation ( 1,545) sq. ft. or 6.18 parking spaces that are not applied (1:250). Restaurant approved for 3,600 sq. ft. Currently space is 3,200 sq. ft. Variation ( 400) sq. ft. or 4 parking spaces that are not applied (1:100). Previous parking not applied to project from data provided previously: 3 (324-321) Total spaces not applied to project at this time: 13.18 Plus 15% mixed use: 1.98 15.16 total spaces, OR (1:250) 3790 sq. ft. available for outside eating. In closing I would request I be given adequate time to discuss these solutions with the members of the Design Review Board at^ the meeting, and that an air of equanimity would prevail in this matter. Best regards, S. W. Densham General Partner SW:djra End.