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Home My WebLink AboutPRE 2018-0002; JACK IN THE BOX; Admin Decision LetterCcityof0FILE COPY Carlsbad March 14, 2018 Gabriela Marks Marks Architects, Inc 71905 Highway 111, Suite F Rancho Mirage, CA 92270 SUBJECT: PRE 20184)002 (DEV2018-0015) - JACK IN THE BOX APN: 203-3534)9-00 Dear Ms Marks, Thank you for submitting a preliminary review application for a fafade/intenor remodel proposed to the Jack in the Box at 901 Carlsbad Village Drive The project site, an approximately 0 48-acre lot, currently is developed with an existing 2,940 square foot (gross) fast-food restaurant with drive-thru In response to your application, the Planning Division has prepared this comment letter Please note that the purpose of a preliminary review is to provide you with direction and comments on the overall concept of your project This preliminary review does not represent an In-depth analysis of your project. It is intended to give vou feedback on critical Issues based upon the information provided In vour subm'rttal. This review is based upon the plans, policies, and standards In effect as of the date of this review. Please be aware that at the time of a formal application submittal. new plans, policies, and standards mav be in effect and additional issues of concern mav be raised through a more specific and detailed review. Planning: General 1 General Plan and zoning designations for the property are as follows a General Plan Village (V) b Zoning Village Review (V-R) c Coastal Zone The project site is not located within the Coastal Zone d Master Plan The project site is located withm District 2 (Office Support) of the Carlsbad Village Master Plan and Design Guidelines 2 The project requires the following permit a Consistency Determination (CD) 3 Please submit Conceptual Landscape and Irrigation Plans as part of the CD review process Existing landscape planters throughout the site shall be replanted to the maximum extent practicable to conform with current design standards as outlined in the City's Landscape Manual The existing parking field, dnve-thru lane and utilities shall be screened from adjacent property and streets to the maximum extent practicable through the use of planting or any combination of planting, mounding and decorative walls Screening elements shall have a total height of at least three feet Community & Economic Development Planning Division 11635 Faraday Avenue Carlsbad, CA 92008-73141760-602-46001760-602-85^0f | wwwcarlsbadca gov PRE 2018-0002 (DEV2018-0015) - JACK IN THE BOX March 14, 2018 Page 2 4 As part of the conceptual landscape and irrigation plan submittal discussed above, please consider the removal and replacement of the raised concrete planters along Harding Street with at grade landscape The raised planters appear very dated and assist in creating a cluttered street appearance Please also replace the patchwork of hardscapes along this frontage with an integrated/consistent design 5 The back of the architectural parapet feature, which is predominated by corrugated metal panels and situated at the northwest comer of the building, appears like it may be visible to the public right-of- way This feature should be designed to turn back across the roof creating a four-sided structure to avoid exposed edges and otherwise create an artificial appearance 6 Please include detailed elevations identifying the existing and proposed roofline versus the existing and proposed parapets Be sure to label building height as it relates to both the mam roofline and the various parapets/architectural features 7 All roof top mechanical equipment must be fully screened from public view Include several cross- section details with line-of-sight illustrated from the perspective of a typical height pedestrian walking on the northerly sidewalk along Carlsbad Village Drive and the westerly sidewalk along Harding Street If mechanical equipment is visible from either one of these perspectives, please incorporate a roof screen system that is architecturally consistent with the proposed building design 8 Please note on the plans where applicable that all signage shall be submitted for review and approval under separate permit 9 As part of the formal submittal of the CD application, please add exhibits illustrating proposed design improvements to the existing trash enclosure structure that are architecturally consistent with the proposed building design Identify the proposed paint colors of the enclosure and provide new updated gates that are more complimentary to the Village concept and design As part of these formal exhibits, please also consider the addition of a new pergola type decorative roof structure, as the property to the south is currently approved for development of a new four-story residential building with views across the subject property 10 Please include a materials sample board(s) with a formal submittal of the CD application In addition to Its inclusion on the material board{s), please also include a separate and complete piece of the 8- inch porcelain wall tile that is currently identified on the preliminary review exhibits (Sheet A4 0-A4 1) as Material Finish No 8 All necessary application forms, submittal requirements, and fee information are available at the Planning counter located in the Faraday Building at 1635 Faraday Avenue or online at http //www carlsbadca gov/services/deots/planning/default asp You may also access the General Plan Land Use Element and the Zoning Ordinance online at the website address shown, select Department Listing, select Planning Home Page Please review all information carefully before submitting Land Development Engineenng: Land Development Engineering Division staff has completed a preliminary review of the above-referenced project Pnor to a formal application submittal, the following items must be adequately resolved/addressed 1 Complete a Stormwater Standards Questionnaire (Form E-34) This questionnaire will guide you and the city in determining what type of reports and storm water mitigation must be completed to satisfy state and city stormwater quality requirements The questionnaire can be obtained from the city's website (http //www carlsbadca gov/services/depts/landev/engineering asp) PRE 2018-0002 (DEV2018-<X)15) - JACK IN THE BOX March 14, 2018 Page 3 Replacement of concrete paving would be counted as replaced impervious area on the E-34 form The scope of repair work and replacement quantities should be clearly identified m the project submittal Preliminary analysis suggests that the project is a Standard Project and subject to installing site design and source control BMPs per Chapter 4 of the Carlsbad BMP Design Manual and per the Standard Project Requirement Checklist (Form E-36) The form can also be downloaded from the aforementioned link For those applicable BMPs that can be plotted, identify by plotting and adding notes to the site plans the vanous techniques or BMPs used to implement standard stormwater requirements List all other BMPs on the site plan that are applicable but cannot be plotted 2 Due to the addition of 3 seats, sewer fees for the additional seats will be collected Sewer fees will be $934 for 1 Equivalent Dwelling Unit (EDU) Equivalent Dwelling Units are calculated as 2 67 EDU's + 1 EDU/7 seats or fraction thereof For 48 seats, the EDUs would be 2 67 + 48/7 = 9 67 For 51 seats, the EDUs would be 2 67 + 51/7 = 10 67 The difference between the existing and proposed seating is 1 EDU Building Division: 1 The accessible parking space needs to be van accessible Fire Department; 1 As part of the building permit process, architectural construction drawings will need to be submitted to the Fire Department through the Building Division for the proposed dining room/assembly occupancy remodel If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Jason Goff at the number below You may also contact each department individually as follows • Planning Division Jason Goff, Senior Planner, at (760) 602-4643 • Land Development Engineering Jennifer Horodyski, Project Engineer, at (760) 602-2747 • Fire Department Randy Metz, Fire Inspections, at (760) 602-4661 • Building Division Mike Peterson, Building Official, at (760) 602-2721 Sincerely, DON NEU, AlCP City Planner DN JG dh Paoflc Coast Investments, P 0 Box 7099, Newport Beach, CA 92658 Jennifer Horodysla, Associate Engineer Randy Metz, Fire Prevention Mike Peterson, Building Official HPRM/File Copy Data Entry