The URL can be used to link to this page

Home My WebLink AboutRP 82-11; Baker Burger Drive Thru; Redevelopment Permits (RP)APPLIC?|Jbsf SUBMITTAL DATE: JANUARY 20, 1983 STAFF REPORT DATE: February 9, 1983 TO: Design Review Board FROM: Land Use Planning Office SUBJECT: RP/CUP 82-11 - BAKER BURGER DRIVE-THRU - Request for approval of a Redevelopment Permit to remodel and enlarge the existing drive-thru restaurant on the east side of Harding Street, north of Elm Avenue. I. RECOMMENDATION It is recommended that the Design Review Board ADOPT Resolution No. Oil, recommending APPROVAL OF RP/CUP 82-11, based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION The applicant is requesting approval of a redevelopment permit to remodel and enlarge the existing Baker drive-thru restaurant, located as described above. The .32 acre project site is located in Subarea 1 of the Village Redevelopment Zone, serving as the central business district of Carlsbad. Access to the site is derived from two driveways on Harding Street and from the public alley at the rear of the property. The drive-thru lane is entered from the parking lot, exiting on Harding Street. III. ANALYSIS Planning Issues 1) Is the project consistent with the goals of the Village Design Manual? 2) Can the required findings, for approval of a conditional use permit, be made? Specifically: a) That the requested use is necessary or desirable for the development of the community, is essentially in harmony with the various elements and objectives of the general plan, and is not detrimental to existing uses or to uses specifically permitted in the zone in which the proposed use is to be located; b) That the site for the intended use is adequate in size and shape to accommodate the use; c) That all of the yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the requested use to existing or permitted future uses in the neighborhood will be provided and maintained; d) That the street system serving the proposed use is adequate to properly handle all traffic generated by the proposed use. Discussion The applicant is requesting approval of a 588 sq. ft. addition to the existing 672 sq. ft. restaurant and a conditional use permit for the drive-thru. The proposed expansion would include a substantial remodel, a dining room addition and improvements to the parking lot, as shown on Exhibits A and B. The project site is within Subarea 1 of the Village downtown area. The goal for Sub-area 1 is to function as a major financial, specialty, commercial center for the downtown area. Among permitted land uses are restaurants. Design goals in this area include pedestrian orientation and open space amenities. While the proposed drive-thru is not pedestrian in nature, staff believes that there are off-setting considerations. The existing restaurant had operated with a drive-thru for a number of years, with no significant problems evident. Traffic exits the drive-thru onto Harding Street, minimizing the impact on Elm Avenue. Additionally, the applicant proposes to add landscaping and an outdoor eating area with tables. Overall, staff believes that the proposed remodel would be a significant improvement to the site and, therefore, would be desirable for the development of the downtown community. Staff further believes that the project is essentially in harmony with the various elements and objectives of the general plan and would not be detrimental to existing or permitted uses in the Village Redevelopment zone. The site is adequate in size and shape to accommodate the expanded restaurant and drive-thru. The enlarged restaurant would require provision of 13 parking spaces. The plans submitted indicate 25 spaces, although, spaces one through fifteen do not satisfy minimum square footage requirements. As the proposed design includes excess parking, staff is recommending certain revisions to the parking lot layout. Staff is recommending that parking spaces numbers 1, 15 and 22 be deleted and spaces two through fourteen be increased to a nine foot width. Adequate space would remain for landscaped areas, thirteen feet in depth in the front yard and five feet in depth on either side of the driveway at the alley entrance. -2- Providing landscaping at the alley would serve to distinguish the project from the alley while providing a relief from the large amounts of pavement surrounding the alley. Additionally, this area would serve as required back-up. Staff is also recommending a 13' landscaped area at the front of the project in place of parking space one. Not only would this enhance the appearance of the project, but would also provide an attractive transition to the 20' front yard setback required of adjoining R-P property on Harding Street. Access to the project is from Harding Street and the alley, which runs between Elm Avenue and Grand Avenue. Staff anticipates that these streets should be adequate to accomodate all traffic generated by the proposed use. Staff believes that the proposed project is essentially consistent with the goals and objectives of the Design Review Manual and General Plan, would be a desirable improvement to the downtown community and would not adversely impact existing or permitted uses. Staff further believes that, as conditioned, that all of the yards, setbacks and landscaping necessary to adjust the requested use to existing or permitted uses would be provided, that the site is adequate in size and shape to accomodate the proposed use and that the street system is adequate to accommodate all traffic generated by the use. ARCHITECTURE/DESIGN The restaurant would have light brown wood siding with dark brown trim, a white stucco fascia and a red clay tile roof. There is no consistent architectural theme in the project area. However, the proposed restaurant remodel would be compatible with the red tile mansards of the Poinsettia Plaza remodel. IV. ENVIRONMENTAL REVIEW The Land Use Planning Manager determined that this project will not have a significant impact on the environment and, therefore, has issued a Negative Declaration on January 28, 1983. ATTACHMENTS 1) Design Review Board Resolution No. Oil 2) Location Map 3) Disclosure Form 4) Environmental Documents 5) Exhibits A and B, dated February 9, 1983 CDN:bw 2/1/83 -3- DEVELOPMENTAL SERVIOES LAND USE PLANNING OFFICE 1200 ELM AVENUE CARLSBAD. CALIFORNIA 92008-1989 (619) 438-5591 Citp of Carlgfaab NEGATIVE DECLARATION PRDJECT ADDRESS/LOCATIOSI: East side of Harding Street, north of Elm Avenue. PRDJECT DESCRIPTION: Request for approval of a Redevelopment Permit to remodel and enlarge the existing drive-thru restaurant. The City of Carlsbad has conducted an environmental review of the above described project pursuant to the Guidelines for Implementation of the California Environmental Quality Act and the Environmental Protection Ordinance of the City of Carlsbad. As a result of said review, a Negative Declaration (declaration that the project will not have a significant impact on the environment) is hereby issued for the subject project. Justification for this action is on file in the Land Use Planning Office. A copy of t±e Negative Declaration with supportive documents is on file in the Land Use Planning Office, City Hall, 1200 Elm Avenue, Carlsbad, CA. 92008. Cements from the public are invited. Please submit comments in writing to the Land Use Planning Office within ten (10) days of date of issuance. DATED: January 28, 1983 CASE NO: RP 82-11 APPLICANT: Bakers Burgers PUBLISH DATE: February 5, 1983 ^ MICHAEL J. HOLZMILLER ^ Land Use Planning Manager ND-4 5/81 |...... j .1:.--J 1 1 III LIL! r u [jL![ — Jul z y 0 K tr) u < u 5 " OJ J > - OC