HomeMy WebLinkAboutPRE 2019-0010; CRUZAN CAFE; Admin Decision Letter, .
June 11, 2019
John Letter
L7 Studio Architects
Suite 204
5190 Governor Drive
San Diego, CA 92122
FILE
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SUBJECT: PRE 2019-0010 (DEV2019-0075) -CRUZAN CAFE
APN: 210-090-41-00
Ccityof
Carlsbad
Thank you for submitting a preliminary review for a coffee cafe with internal customer seating, coffee
roaster, and dry and cold storage, proposed at 5235 Avenida Encinas. The project site is an approximately
4,000-square-foot suite within an existing industrial building. Current uses surrounding the project site
are manufacturing, warehouses, and light industrial.
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 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: Planned Industrial (Pl)
b. Zoning: Planned Industrial (PM)
c. The property is in the Coastal Zone. The Coastal land use designation and zone are the same
as the General Plan and Zoning above.
2. Comments provided are in response to the information provided in the Preliminary Review
submittal. The submittal did not provide sufficient detail for staff to determine what use is
proposed. Additional information would provide more comments and direction. Below are two
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 2019-0010 (DEV2019-0075)-CRUZAN CAFE
June 11, 2019
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alternatives that seem feasible, however will require changes to the site plan and specifications
on the intended use. The formal submittal will need to include a detailed business operation
description.
Minor Conditional Use Permit. Pursuant to the Carlsbad Municipal Code (CMC) Section 21.34.020
Table A-Retail, accessory use, including tasting/sampling rooms, miscellaneous retail, up to 20%
of the gross floor area of the building or suite or 2,000 square feet, whichever is less. This
alternative will require the plans to identify the primary coffee roasting use area and a retail area
for serving or selling the coffee produced onsite that would be an accessory use to the primary
coffee roasting use.
Building Permit. CMC Section 21.34.020 Table A -Delicatessen is permitted by right within the
PM zone. However, the delicatessen component of the building is restricted to only 1,600 square
feet in total and is only permitted to sell ready-to-eat food and canned or bottled beverages to
the public. Food is pre-cooked or prepared at another location and only heated or toasted on the
site. No stoves or ovens for the cooking or preparation of food nor tableware or dishwashing
facilities (other than a standard sink) are permitted. No waiters or waitresses are employed on
the premises. This alternative will require plans to reflect the primary coffee roasting use area
and a delicatessen and specifications on kitchen appliances, and size of the delicatessen area on
the plans.
Parking. CMC Section 21.44.020 Table A identifies the required number of parking spaces by the
type of use within the PM zone, as explained below. At formal submittal indicate on the site plan
the onsite parking spaces required for the use. '
a. Retail, which will require a Minor Conditional Use Permit is parked at 1 parking space/300
square feet of gross floor area.
b. Delicatessen, which will require a Building Permit is parked at 1 parking space/250 square
feet of gross floor area.
c. Manufacturing, the remaining portion of the suite dedicated to coffee roasting is parked
at 1 parking space/400 square feet of gross floor area, plus 1 space for each vehicle used
in conjunction with the use.
6. The plans show bleachers within the customer area. Please state the purpose of the bleachers
and/or other uses contemplated. The Carlsbad Municipal Code does not allow for the issuance of
a live entertainment license for the proposed uses.
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:ljwww.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:
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• ' # PRE 2019-0010 {DEV2019-0075) -CRUZAN CAFE
June 11, 2019
Page 3
1. No comment.
If you would like to schedule a meeting to discuss this letter with the commenting departments, 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: Tim Carroll, Project Engineer, at {760) 602-2737
Sincerely,
DON NEU> AICP
City Planner
DN:PD:mf
c: Dennis Cruzan, Suite 100, 236 S Sierra Ave, Solana Beach, CA 92075
Tim Carroll, Project Engineer
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