HomeMy WebLinkAbout1979-06-19; City Council; 5891; Appeal of Engineer's determination of EDU'sCITY OF CARLSBAD
s5~/f?/AGENDA BILL NO._
DATE: June 19, 1979
DEPARTMENT:Engineering
Initial
C. Atty
C. Mgr.
SUBJECT:APPEAL OF ENGINEER'S DETERMINATION OF EDU'S AT
3112 LINCOLN STREET
STATEMENT OF MATTER
Frances Yarbrough has applied for a permit to convert an existing
residence to a gift/surf/skate shop with delicatessen. Based on
the determination of the City Engineer in accordance with City
Code Section 13.08.081, the application was denied based on a lack
of sewer capacity.
EXHIBITS '•.-.•
1. Letter from Frances Yarbrough of May 30, 1979
2. City Engineer's Determination of EDU's
RECOMMENDATION
If the Council, concurs, deny the appeal of Frances Yarbrough to
reconsider the EDU -determination for 3112 Linclon Street.
Council Action
6-19-79: Council denied the appeal.
„ May 30, 1979
Mr. Paul Bussey
City Manager, City of Carlsbad
Elm Ave.
Carlsbad, California
Dear Mr. Bussey:
I would like permission to appear before the City Council to appeal a
decision by the City Engineer to disallow the use of the kitchen area of
the building at 3112 Lincoln Street as a delicatessen. This area is 12 feet
by 15 feet (area #3 on the attached sketch).
My property is located at the corner of Lincoln and Oak Streets. This parcel
is zoned C-2 and includes a health food store and a three bedroom two bath
building. The property description indicates that it vas originaly recorded
in 1888 and the house and' store probably built in the early 1900's. This
is located within the Village Redevelopment area.
Prior to two weeks ago the health food store and the residence shared common
sever and water lines. Because of a break in the middle of the parking lot
and for further efficiency I applied for and received permission to have a
separate water line and a 6" sewer hook up for the store.
The residence has a functioning kitchen with dishwasher. Bathrooms are out-
fitted vith the usual stools, sinks, a tub in one room and a shower in the other.
I have put everything I have - and don't have yet - into repairing and upgrading
this property. In the two years I have had it I have changed it from a terrible
eyesore to an attractive corner. Almost everyone who passes by, especially local
property owners, have been so interested they stop and comment on what a pleasant
change I have made to the neighborhood. Now I would like to get some of that
money back by putting the place to it's best use. Commercially ^oned, it was
a waste of good zoning for the building to remain a residence. Because of its
proximity to the beach and the tremendous amount of traffic that passes - it is
an excellent commercial spot.
I have also applied for business licenses for a gift shop and a surf/skate shop.
An unusual combination, but I believe the way everything will be set up it will
be an attractive addition to the business community.
I have lived in this city for 23 years and have watched businesses come and go.
Gift shops and surf shops are notorious for not making too much money. But
these are the two businesses my family and I want to be a part of. That's vhy
we need something related to food to have it pay off.
My plan is to coordinate the menu of this deli with the juice bar mtfnu at the
health food store and make a greater variety of vegetarian items available to
the health minded public. Many people who are in this category travel to
Encinitas just because there is so little available in this area for them.
Page 2 - 3112 Lincoln St.
Since this is to be a fast-food type operation, only paper products will
be used to serve the food. Very little dishwashing vill be done. All
waste will be disposed of in the dumpster. There will be absolutely no
frying. The total sewer usage will be far less than it was with my normal
household in residence.
The total deli areas 1 am talking about are 12 feet by 15 feet in the proposed
deli and Sfeet by 8 feet in the existing food store. These two "areas just
about equal the deli area of most liouor stores. It is obvious that we vill
both be limited in capacity. Therefore I hope you vill find in my favor and
allow me to operate this business on the sewer line the City has already
deemed adequate for such use.
Respectfully,
Frances Yarbrough
3112 Lincoln St.
Carlsbad, Calif.
729-3365
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CITY ENGINEER'S DETERMINATION OF EDU'S AT 3112 LINCOLN STREET
Frances Yarbrough has applied for a permit to convert an existing residential
structure (3112 Lincoln) into a gift shop/surf/skate shop and delicatessen.
Prior to processing the permit, the Engineering Department was asked to verify
that the existing sewer connection provided enough capacity to facilitate the
new use.
As Ms. Yarbrough's letter explains, there are two buildings on the C-2 lot.
Prior to last month, both buildings were served by one sewer line. The
present use of the building at 325 Oak is shown in building department records
as retail food store. The previous use was restaurant equipment storage. On
April 24, 1978, the Oak Avenue building was approved for conversion from ware-
house to retail store.
The total credit for sewer capacity on the C-2 lot based on its approved use:
Single Family Home 1 EDU
Retail Food Store (1040 SF) 0.3 EDU
(75 gallons per 1000 SF)
The Code (13.08.081) does not specifically address the number of equivalent
dwelling units (EDU) required by the proposed use, but leaves the determination
to the City Engineer. Based on information and sketches provided by the
applicant, the total area of the existing building is 1000 square feet. The
area to be utilized as a delicatessen is 180 square feet. The remainder of the
area is to be utilized for storage and gift shop or surf/skate shop.
Retail uses do not generate high sewer flows and a factor of 100 gallons per
1000 square feet of gross area is a commonly utilized design factor. Studies
of the Plaza Camino Real Stores show water usage in the retail stores to be
closer to 75 gallons per day per 1000 square feet of leasable space.
The addition of a delicatessen and the juice bar in the health food store compli-
cates the EDU determination. San Diego County considers a delicatessen (no
cooking or dishwashing facilities) as one EDU (The County defines an EDU as
280 gpd).
Carlsbad has several delicatessens, but only Fiesta Liquor has its own water
meter. Fiesta Liquor averages 204 gallons per day for its deli and liquor store.
In the past, a delicatessen has been considered a restaurant with no seating as
described in the City Code (Section 13.08.081). The code requires 2.67 EDU's for
this use.
Based on the above considerations, I have determined that the proposed use of the
existing buildings on the C-2 lot would require EDU's as follows:
Health Food Store with Juice Bar 1.30 EDU
Gift/Surf/Skate Shop and Deli 1.24 EDU
2.54 EDU *
The total EDU requirement exceeds the 1.3 EDU's associated with previous uses
on the lot. For that reason I have advised the applicant that sewer is not
available to facilitate her request.
-2-
* Assumes the juice bar and delicatessen will include no cooking facilities,
garbage disposal or dishwasher.
Retail Use at 3112 Lincoln -
75 gpd per 1000 SF X 820 SF =0.24 EDU
Delicatessen Use at 3112 Lincoln = 1.00 EDU
1.24 EDU
Retail Food Store at 325 Oak -
75 gpd per 1000 SF = 0.30 EDU
Juice bar at 325 Oak = 1.00 EDU
1.30 EDU
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- A&R SERVICE COMPANY
PLUMBING AND HEATING — REPAIR AND REMODEL SERVICE
June 7, 1979
Fran Yarbrough
3112 Lincoln Street
Carlsbad, Ca. 92008
Dear Ms. Yarbrougb,
To answer your question about water usage and sewer capacity.
A home with four people, plus extra guests from time to time,
using showers, toilets, lavs and a kitchen sink would certainly
have a far greater usage than a deli with one sink. The kitchen
sink alone would have more usage.
I hope this answers your question.
Very truly yours,
A *. B^TBR^Trf. JjflMPAWY
~~
Strawhun, President
BS/drl
Carlsbad, Calif. 92008 Vista, Calif. 92083 San Marcos, Calif. 92069 Encinitas, Calif. 92024 Fall brook, Calif. 92028
2759 State Street 726-2891 744-3080 753-2722 1561S. Mission
729-1178 ' 728-6136
20 YEARS SERVING NORTH SAN DIEGO COUNTY 24 HOUR SERVICE - 100°; FINANCING