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Home My WebLink AboutPRE 2018-0018; HARDING STREET STAND-ALONE RETAIL; Admin Decision LetterJuly 19, 2018 William Nascimento Sycamore Group LLC 10 Sycamore Canyon Drive Dove Canyon, CA 92679 u~, e._J '., C\ . '? 8 FILE COPY {"City of Carlsbad SUBJECT: PRE 2018-0018 (DEV2018-0102}-HARDING STREET STAND-ALONE RETAIL APN: 203-355-04-00 Thank you for submitting a preliminary review for a remodel and expansion of the drive-thru lane for an existing fast-food restaurant with drive-thru to facilitate a new fast-food restaurant with drive-thru operator at 2952 Harding Street. Tbe project site is an approximately 13,939-square-foot lot (0.32 acre). In response to your application, the Planning Division has prepared this comment letter. Please nqte 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 you feedback on critical issues based upon the information provided in your submittal. 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 may be in effect and additional issues of concern may 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 Barrio, 28-35 dwelling units/acre (du/ac). b. Zoning: Village Center (VC) zone. c. Master Plan: The project is located in the Village Center (VC) District of the Draft Carlsbad Village & Barrio Master Plan, which was approved by the City Council and will become effective in August 2018. This preliminary review ha_s been reviewed against the Draft Plan given it will be effective before a formal submittal of this project could be filed and approved. The intent of development standards for this district is to reinforce the pedestrian shopping and dining environment, encourage mutually supportive uses and provide a major activity focus for the Carlsbad Village and the city a~ a whole. 2. The project requires the following permits: a. Minor Site Development Plan (SDP). A Minor SDP is required pursuant to the provisions outlined within Section 6.3.3(A) of the Draft Carlsbad Village & Barrio Master Plan (p. 6-4). Community & Economic Development Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 760-602-4600 I 760-602-8560 f I www.carlsbadca.gov PRE 2018-0018 (DEV2018-0102) -HARDING STREET STAND-ALONE RETAIL July 19, _2018 Page 2 '} ,, .. b. Conditional Use Permit Amendment (AMEND). Amending Conditional Use Permit CUP 82-11 is required pursuant to Carlsbad Municipal Code (CMC) Chapter 21.42, and CMC Section 21.42.140.B.50. c. Nonconforming Construction Permit (NCP). As referenced in the Draft Carlsbad Village and Barrio Master Plan (p. 2-5), a NCP is required pursuant to the provisions outlined within CMC Section 21.48.070. Pursuant to CMC Section 21.54.040.C.2 and the Draft Carlsbad Village and Barrio Master Plan the Planning Commission will be the review authority for these development permits that will be processed concurrently. 3. Traffic Study. The project proposes to expand the existing drive-thru lane for a new operator. Also proposed is the removal of existing bollards along Hope Avenue (public alley) allowing vehicular access onto the lot and to Harding Street. Please s_ubmit a traffic study upon formal submittal that addresses the following: a. Traffic Generation Comparison. Show the difference of the average daily trips between the existing fast-food establishment and the proposed establishment. b. Study Procedure. Please ensure that the study is based on identifying days and hours that maximum parking use occurs onsite. c. Parking Occupancy Rate. Provide projections based on the rate of parking occupancy contingent on the total number of parking spaces (e.g. 17 parking spaces are shown in this Preliminary Review). d. Drive-Thru Queue Generation Report. The project proposes to expand the existing drive-thru and queue. Although drive-thrus are a prohibited use in the Village Center (VC) District of the Draft Plan, pursuant to Draft Plan Section 2.3.1 and CMC Chapter 21.48, alteration and expansion of nonconforming uses may be permitted as long as the degree of existing nonconformity does not increase and no reduction of required parking occurs. Therefore, please submit a Drive-Thru Queue Generation Report demonstrating that the proposed fast-food drive-thru establishment complies with the standards and requirements of CMC Chapter 21.48 and Chapter 21.42. 4. Climate Action Plan (CAP) Consistency Checklist: As part of a formal submittal, please complete the Climate Action Plan (CAP) Consistency Checklist Form P-30 demonstrating project consistency with the City of Carlsbad's Climate Action Plan (CAP). This form can also be accessed on the City's website at the following address: http:llwww.carlsbadca.gov/civicax/filebank/b1obdload.aspx?Blob1D=32816 Please be sure to include all supporting documentation and incorporate any project design features, notes, etc. into the plans resulting from the above. Also include a separate matrix with the above checklist showing exactly which feature is being employed and where in the plan set each item can be found. 5. Landscape. Please submit Conceptual Landscape and Irrigation Plans as part of the formal application 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, drive-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. PRE 2018-0018 (DEV2018-0102) -HARDING STREET STAND-ALONE RETAIL July 19, 2018 Pa e 3 6. Site Plans. Upon formal submittal, the site plan will need to clearly show where the drive-thru menu board and speaker will be located. The speaker should be oriented so as to not adversely impact any nearby residents. 7. Noise Study. As part of the formal submittal please include a noise study of the drive-thru speakers and idling vehicles in the drive-thru queue. 8. Roof Elevations. 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 main roofline and the various parapets/architectural features. 9. Roof Equipment. 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 I.Valking on the 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. 10. Signage. Please note on the plans where applicable that all signage shall be submitted for review and approval under separate permit. 11. Architecture and Design. As part of the formal submittal of the 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 Draft Plan standards and design. 12. Redevelopment Permit (RP 82-11). The project site operates under a permit no longer in use by the city. If ultimately approved by the city, the Planning Commission will rescind RP 81-11 concurrent with approval of the Minor SDP/AMEND/NCP that will supersede the existing land use permits onsite. 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/depts/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 Engineering: 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:ljwww.carlsbadca.gov/services/depts/landev/engineering.asp). Any replacement of building, concrete, or full-depth asphalt section would be counted as replaced impervious area on the E-34 form. The square footages of new and replaced impervious area should be clearly identified in the project submittal. PRE 2018-0018 (DEV2018-0102) -HARDING STREET STAND-ALONE RETAIL July 19, 2018 Pa e 4 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 various 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. Show existing and proposed contours, as well as finished surface elevations. The site drainage should be designed to incorporate site design BMPs, such as directing runoff to landscaped areas. This is especially important with regard to the trash enclosure. 3. Provide grading quantities, including cut, fill, and remedial volumes. It is anticipated that a grading permit may be required. 4. All easements listed in the title report should be represented on the site plan. Show all easements on the site plan, or if the easements cannot be plotted, indicate so and list on the site plan. 5. Show all existing utilities on-site and in the right-of-way, including water meter, water service, and sewer lateral sizes. Propose upgrades as needed. 6. The legal description describes the property as being made up of Lots 5 through 8 of Block 67 of Map 775. A certificate of compliance for lot legality or an adjustment plat will be required to be processed with the discretionary permit, depending on whether it can be demonstrated that the single parcel was legally created. Provide a deed or recorded document that shows the consolidation of Lots 5 through 8 into one parcel (dated prior to 3/4/72). If it cannot be provided, a chain of title may be required. If you would like to schedule a meeting to discuss this letter, please contact Paul Dan at the number below. You may also contact each department individually as follows: • Planning Division: Paul Dan, Associate Planner, at 760-602-4614. • Land Development Engineering: Jennifer Horodyski, Project Engineer, at 760-602-2747. Sincerely, ~n DON NEU, AICP City Planner DN:PD:dh c: Walek Family Living Trust, 1875 Business Center Dr., San Bernardino, CA 92408 Jennifer Horodyski, Project Engineer Fire Prevention HPRM/File Copy Data Entry