HomeMy WebLinkAbout2016-10-25; City Council; ; Approve a conditional use permit CUP 16-06 Brewery IgniterCAReview -1:/!__
CITY COUNCIL
Staff Report
Meeting Date:
To:
From:
Staff Contact:
Subject:
Project Name:
Project No.:
October 25, 2016
Mayor and City Council /
Kevin Crawford, City ManageY
Jason Goff, Senior Planner
jason.goff@carlsbadca.gov or 760-602-4643
Approve a conditional use permit to allow two separate brewery tasting
rooms as accessory uses in two separate adjacent industrial suites on
property located in the Carlsbad Corporate Center at 5840 El Camino Real,
Suites 100 and 101.
Brewery Igniter
CUP 16-06
Recommended Action
Approval of a Resolution approving Conditional Use Permit No. CUP 16-06 to allow two separate
brewery tasting rooms as accessory uses in two separate adjacent industrial suites on property
located in the Carlsbad Corporate Center at 5840 El Camino Real, Suites 100 and 101, as
recommended for approval by the Planning Commission.
Executive Summary
The concept of the Brewery Igniter was developed by the H.G. Fenton Company and is a turn-key
brewery suite for lease to individual business owners,.featuring a state of the art, fully functional
brewing system and tasting room that craft brew entrepreneurs can use to operate a brewery
business, reduce upfront capital investment and bring beers to market sooner.
With this Brewery Igniter proposal, the applicant is requesting the City Council's approval of a
Conditional Use Permit to allow for a 409 square foot accessory tasting room to operate in
conjunction with a 2,027 square foot brewery use proposed in Suite 100; and a 420 square foot
accessory tasting room to operate in conjunction with another 2,097 square foot brewery use
proposed in an adjacent Suite 101; all of which are situated within an existing 43,136 square foot
multi-tenant industrial office and warehousing building on property located at 5840 El Camino
Real in the Carlsbad Corporate Center.
Breweries are considered a manufacturing use permitted by right in the Industrial (M) Zone.
However, breweries with accessory tasting rooms are conditionally permitted uses subject to City
Council's approval. Tasting rooms are limited to 20% of the gross floor area of the building/suite
or 2,000 square feet, whichever is less. At 409 square feet and 420 square feet, each of the
proposed tasting rooms are 20% of the gross floor area of each respective brewery suite.
Therefore, each tasting room complies with the maximum size requirement.
Item #8 October 25, 2016 1 of 29
The Carlsbad Corporate Center, for which these two uses are being proposed, consists of four
buildings on an 8.20 acre lot with a common parking field of 371 parking spaces. The primary
brewery use is considered a manufacturing use and the accessory tasting room has the same
parking requirement as the primary use according to the municipal code. The two proposed uses
require a total of 12 parking spaces where 16 spaces are allocated (8 spaces for each suite).
Discussion
Project Application(s) Administrative Planning City
Approval Commission Council
CUP 16-06 RA X
RA = Recommended Approval
X = Final City decision-making authority
v" = Requires Coastal Commission approval
On September 21, 2016, the Planning Commission conducted a public hearing and recommended
approval (5-0-2, Commissioner Black and Commissioner Montgomery absent). One member of
the public spoke in favor; no members spoke in opposition.
Fiscal Analysis
There are no fiscal impacts associated with the proposed Conditional Use Permit.
Next Steps
The City Council's action on this permit is final.
Environmental Evaluation (CEQA)
The project is exempt from the requirements of the California Environmental Quality Act (CEQA)
per Section 15301, "Existing Facilities," of the State CEQA Guidelines.
Climate Action Plan (CAP) Consistency
The tenant improvement associated with the change in use from an industrial
office/warehousing use to a manufacturing use will not generate GHG emissions that would
exceed the City of Carlsbad's Climate Action Plan (CAP) significance screening threshold criteria
of 900 MTC02e emissions. The project is therefore exempt from the requirements of the CAP.
Public Notification
Information regarding public notifications of this item such as mailings, public hearing notices
posted in the newspaper and on the City website are available in the Office of the City Clerk.
Exhibits
1. City Council Resolution
2. Location Map
3. Planning Commission Resolution No. 7196
4. Planning Commission Staff Report dated September 21, 2016
Item #8 October 25, 2016 2 of 29
Item #8 October 25, 2016 3 of 29
Item #8 October 25, 2016 4 of 29
SITE MAP
• N
NOT TO SCALE
Brewery Igniter
CUP 16-06
Item #8 October 25, 2016 5 of 29
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PLANNING COMMISSION RESOLUTION NO. 7196
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A
CONDITIONAL USE PERMIT TO ALLOW TWO SEPARATE BREWERY
TASTING ROOMS AS ACCESSORY USES IN TWO SEPARATE ADJACENT
INDUSTRIAL OFFICE AND WAREHOUSING SUITES ON PROPERTY LOCATED
IN THE CARLSBAD CORPORATE CENTER AT 5840 EL CAMINO REAL, SUITES
100 AND 101, IN THE M-Q ZONE AND LOCAL FACILITIES MANAGEMENT
ZONE 5.
CASE NAME:
CASE NO.:
BREWERY IGNITER
CUP 16-06
WHEREAS, H.G. Fenton Company, "Developer," has filed a verified application with the
City of Carlsbad regarding property owned by Fenton Carlsbad, LLC and H.G. Fenton Company, "Owners,"
described as
Parcel C of Minor Subdivision No. 98-11 in the City of Carlsbad, County
of San Diego, State of California, according to Parcel Map No. 18416,
filed in the Office of the County Recorder of San Diego County on
January 26, 2000 as File No. 2000-39031 of official records
("the Property"); and
WHEREAS, said verified application constitutes a request for a Conditional Use Permit as
shown on Exhibits "A" -"C" dated September 21, 2016, on file in the Planning Division, CUP 16-06 -
BREWERY IGNITER, as provided by Chapter 21.42 of the Carlsbad Municipal Code; and
WHEREAS, the Planning Commission did, on September 21, 2016, hold a duly noticed
public hearing as prescribed by law to consider said request; and
WHEREAS, at said public· hearing, upon hearing and considering all testimony and
arguments, if any, of all persons desiring to be heard, said Commission considered all factors relating to
the CUP.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of
Carlsbad as follows:
A)
B)
That the foregoing recitations are true and correct.
That based on the evidence presented at the public hearing, the Commission
RECOMMENDS APPROVAL of CUP 16-06 -BREWERY IGNITER, based on the following
findings and subject to the following conditions:
Item #8 October 25, 2016 6 of 29
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Findings:
1.
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That the requested use is necessary or desirable for the development of the community, and is in
harmony with the various elements and objectives of the general plan, including, if applicable, the
certified local coastal program, specific plan or master plan, in that the two proposed accessory
tasting rooms in conjunction with the two proposed breweries adjacent to each other will add
another popular use to Carlsbad that is enjoyed throughout the county. These uses will provide
a good balance by utilizing the industrial park space for manufacturing during typical working
hours and will provide a social environment on evenings and weekends when the industrial
park is less utilized. Furthermore, ancillary commercial (tasting rooms) is a compatible land use
under the Planned Industrial (Pl) General Plan Land Use designation and is conditionally
permitted in the implementing Industrial with Qualified Development Overlay (M-Q) zone.
That the requested use is not detrimental to existing uses or to uses specifically permitted in the
zone in which the proposed use is to be located in that the two proposed accessory tasting rooms
in conjunction with two proposed breweries are compatible with the surrounding industrial
office and warehousing uses and the proposed uses will provide adequate parking that is
consistent with the city's parking requirements. The existing site has been designed to
accommodate all required parking on-site and provides for adequate traffic circulation.
Furthermore the tasting rooms are proposed to be located within an existing building.
That the site for the proposed conditional use is adequate in size and shape to accommodate the
yards, setbacks, walls, fences, parking, loading facilities, buffer areas, landscaping and other
development features prescribed in this code and required by the City Planner, planning
commission or city council, in order to integrate the use with other uses in the neighborhood, in
that the proposed brewery and tasting room uses will occupy a total of 4,125 square feet (Suite
100 -2,027 sq. ft., Suite 101 -2,097 sq. ft.) of an existing 43,156 sq. ft. building with existing
onsite landscaping and parking and no site alterations or additional amenities are required.
Furthermore, the project complies with all of the required development standards of the M-Q
Zone, including the requirement that an accessory tasting room be limited to 20% of the gross
floor area or 2,000 square feet, whichever is less. The 409 square foot accessory tasting room
proposed in Suite 100 is 20% of the 2,027 square foot tenant space, while the 420 square foot
accessory tasting room proposed in Suite 101 is 20% of the 2,097 square foot tenant space; all
of which are adequate in size and shape to accommodate the proposed uses as shown on
Exhibits" A" -"C". The brewery and tasting room uses require 12 parking spaces (6 spaces each)
where 16 parking spaces are available, creating an onsite surplus of 4 parking spaces.
That the street system serving the proposed use is adequate to properly handle all traffic
generated by the proposed use, in that the project is provided direct access from El Camino Real
via an existing dedicated right-turn lane into the site and Faraday Avenue. El Camino Real and
Faraday Avenue are arterial streets and can easily accommodate the 48 average daily trips
(ADT) (15 ADT net increase) associated with the two proposed brewery and tasting room uses.
That the City Planner has determined that the project belongs to a class of projects that the State
Secretary for Resources has found do not have a significant impact on the environment, and it is
therefore categorically exempt from the requirement for the preparation of environmental
documents pursuant to Section 15301-Existing Facilities of the state CEQA Guidelines. In making
this determination, the City Planner has found that the exceptions listed in Section 15300.2 of the
state CEQA Guidelines do not apply to this project.
PC RESO NO. 7196 -2-Item #8 October 25, 2016 7 of 29
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6. The Planning Commission has reviewed each of the exactions imposed on the Developer
contained in this resolution, and hereby finds, in this case, that the exactions are imposed to
mitigate impacts caused by or reasonably related to the project, and the extent and the degree
of the exaction is in rough proportionality to the impact caused by the project.
4 Conditions:
5 Note: Unless otherwise specified herein, all conditions shall be satisfied prior to building permit
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1.
2.
3.
4.
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6.
issuance or implementation of either tasting room, whichever occurs first.
If any of the following conditions fail to occur, or if they are, by their terms, to be implemented
and maintained over time, if any of such conditions fail to be so implemented and maintained
according to their terms, the City shall have the right to revoke or modify all approvals herein
granted; deny or further condition issuance of all future building permits; deny, revoke, or further
condition all certificates of occupancy issued under the authority of approvals herein granted;
record a notice of violation on the property title; institute and prosecute litigation to compel their
compliance with said conditions or seek damages for their violation. No vested rights are gained
by Developer or a successor in interest by the City's approval of this Conditional Use Permit.
Staff is authorized and directed to make, or require the Developer to make, all corrections and
modifications to the Conditional Use Permit documents, as necessary to make them internally
consistent and in conformity with the final action on the project. Development shall occur
substantially as shown on the approved Exhibits. Any proposed development, different from this
approval, shall require an amendment to this approval.
Developer shall comply with all applicable provisions of federal, state, and local laws and
regulations in effect at the time of building permit issuance.
If any condition for construction of any public improvements or facilities, or the payment of any
fees in-lieu thereof, imposed by this approval or imposed by law on this Project are challenged,
this approval shall be suspended as provided in Government Code Section 66020. If any such
condition is determined to be invalid, this approval shall be invalid unless the City Council
determines that the project without the condition complies with all requirements of law.
Developer/Operator shall and does hereby agree to indemnify, protect, defend, and hold
harmless the City of Carlsbad, its Council members, officers, employees, agents, and
representatives, from and against any and all liabilities, losses, damages, demands, claims and
costs, including court costs and attorney's fees incurred by the City arising, directly or indirectly,
from (a) City's approval and issuance of this Conditional Use Permit, (b) City's approval or
issuance of any permit or action, whether discretionary or nondiscretionary, in connection with
the use contemplated herein, and (c) Developer/Operator's installation and operation of the
facility permitted hereby, including without limitation, any and all liabilities arising from the
emission by the facility of electromagnetic fields or other energy waves or emissions. This
obligation survives until all legal proceedings have been concluded and continues even if the City's
approval is not validated.
This project shall comply with all conditions and mitigation measures which are required as part
of the Zone 5 Local Facilities Management Plan and any amendments made to that Plan prior to
the issuance of building permits.
PC RESO NO. 7196 -3-Item #8 October 25, 2016 8 of 29
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This approval shall become null and void if building permits are not issued for this project or the
tasting rooms are not implemented within 24 months from the date of project approval.
Developer shall pay the citywide Public Facilities Fee imposed by City Council Policy #17, the
License Tax on new construction imposed by Carlsbad Municipal Code Section 5.09.030, and CFD
#1 special tax (if applicable), subject to any credits authorized by Carlsbad Municipal Code Section
5.09.040. Developer shall also pay any applicable Local Facilities Management Plan fee for Zone
5, pursuant to Chapter 21.90. All such taxes/fees shall be paid at issuance of building permit. If
the taxes/fees are not paid, this approval will not be consistent with the General Plan and shall
become void.
Developer shall submit to the City a Notice of Restriction executed by the owner of the real
property to be developed. Said notice is to be filed in the office of the County Recorder, subject
to the satisfaction of the City Planner, notifying all interested parties and successors in interest
that the City of Carlsbad has issued a Conditional Use Permit by Resolution No. 7196 on the
property. Said Notice of Restriction shall note the property description, location of the file
containing complete project details and all conditions of approval as well as any conditions or
restrictions specified for inclusion in the Notice of Restriction. The City Planner has the authority
to execute and record an amendment to the notice which modifies or terminates said notice upon
a showing of good cause by the Developer or successor in interest.
CUP 16-06 shall be reviewed by the City Planner annually to determine if all conditions of this
permit have been met and that the use does not have a substantial negative effect on surrounding
properties or the public health, safety and general welfare. If the City Planner determines that:
1) the Conditional Use Permit was obtained by fraud or misrepresentation; or 2) the use for which
such approval was granted is not being exercised; or 3) the Conditional Use Permit is being or
recently has been exercised contrary to any of the terms or conditions of approval or the
conditions of approval have not been met; or 4) the use for which such approval was granted has
ceased to exist or has been suspended for one year or more; or 5) the use is in violation of any
statute, ordinance, law or regulation; or 6) the use permitted by the Conditional Use Permit is
being or has been so exercised as to be detrimental to the public health, safety or welfare or so
as to constitute a nuisance, the City Planner shall recommend that the Planning Commission hold
a public hearing and after providing the permittee the opportunity to be heard, the Planning
Commission may revoke and terminate the Conditional Use Permit in whole or in part, reaffirm
the Conditional Use Permit, modify the conditions or impose new conditions.
This Conditional Use Permit is granted without an expiration date. This permit may be revoked at
any time after a public hearing, if it is found that the use has a substantial detrimental effect on
surrounding land uses and the public's health and welfare, or the conditions imposed herein have
not been met.
No outdoor storage of materials, including but not limited to barley, hops and spent grain, shall
occur on-site. If at a future date outdoor storage is desired, a Consistency Determination
application shall be submitted and approved by the City Planner and Fire Marshal.
Spent grain and other by-products of the brewing process shall be removed from the site and
properly disposed of in a timely manner so as not to cause unpleasant odors off-site.
14. All alcohol consumed on-site shall be limited to the 409 square foot tasting room area of Suite
100 and the 420 square foot tasting room area of Suite 101 as shown on the approved exhibits.
No alcohol consumption is permitted outdoors at any time.
PC RESO NO. 7196 -4-Item #8 October 25, 2016 9 of 29
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No live music or other entertainment, as defined in Carlsbad Municipal Code {CMC) Section
8.09.020, is permitted unless an entertainment license is approved subject to the requirements
of CMC Chapter 8.09.
A valid license to operate a brewery tasting room in Suite 100 and Suite 101 shall be obtained
from the California Department of Alcoholic Beverage Control and kept current during the life
of each tasting room.
Prior to occupancy, a Certificate of Occupancy Permit for a change of use shall be issued per
Carlsbad Municipal Code Section 21.60.010.
The permitted hours of operation for the tasting rooms shall be Monday through Thursday, 3
p.m. to 9 p.m.; Friday, 3 p.m. to 10 p.m.; Saturday, 12 p.m. to 10 p.m.; and Sunday, 12 p.m. to
Sp.m.
Engineering:
19.
20.
Developer shall comply with the City's Stormwater Regulations, latest version, and shall
implement best management practices at all times. Best management practices include but are
not limited to pollution treatment practices or devices, general housekeeping practices, pollution
prevention and educational practices, maintenance procedures, and other management practices
or devices to prevent or reduce the discharge of pollutants to stormwater, receiving water or
stormwater conveyance system to the maximum extent practicable. Developer shall notify
prospective owners and tenants of the above requirements.
This project is approved upon the express condition that building permits will not be issued for
the development of the subject property, unless the district engineer has determined that
adequate water and sewer facilities are available at the time of permit issuance and will continue
to be available until time of occupancy
Code Reminders:
The project is subject to all applicable provisions of local ordinances, including but not limited to the
following:
21.
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24.
Approval of this request shall not excuse compliance with all applicable sections of the Zoning
Ordinance and all other applicable City ordinances in effect at time of building permit or
occupancy permit issuance, except as otherwise specifically provided herein.
The project shall comply with the latest nonresidential disabled access requirements pursuant to
Title 24 of the California Building Code.
Premise identification (addresses) shall be provided consistent with Carlsbad Municipal Code
Section 18.04.320.
Any signs proposed for this development shall at a minimum be designed in conformance with
the City's Sign Ordinance and shall require review and approval of the City Planner prior to
installation of such signs.
PC RESO NO. 7196 -5-Item #8 October 25, 2016 10 of 29
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NOTICE
Please take NOTICE that approval of your project includes the "imposition11 of fees, dedications,
reservations, or other exactions hereafter collectively referred to for convenience as "fees/exactions."
You have 90 days from date offinal approval to protest imposition ofthese fees/exactions. If you protest
them, you must follow the protest procedure set forth in Government Code Section 66020{a), and file the
protest and any other required information with the City Manager for processing in accordance with
Carlsbad Municipal Code Section 3.32.030. Failure to timely follow that procedure will bar any subsequent
legal action to attack, review, set aside, void, or annul their imposition.
You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions DOES NOT
8 APPLY to water and sewer connection fees and capacity charges, nor planning, zoning, grading, or other
similar application processing or service fees in connection with this project; NOR DOES IT APPLY to any
9 fees/exactions of which you have previously been given a NOTICE similar to this, oras to which the statute
of limitations has previously otherwise expired.
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PC RESO NO. 7196 -6-Item #8 October 25, 2016 11 of 29
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PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning Commission of
the City of Carlsbad, California, held on September 21, 2016, by the following vote, to wit:
AYES: Chairperson Anderson, Goyarts, L'Heureux, Segall and Siekmann
NOES:
ABSENT: Commissioners Black and Montgomery
ABSTAIN:
~_s:6_rk,c4W
VELYN ANDERSON, Chairperson
CARLSBAD PLANNING COMMISSION
12 ATTEST:
13 ~zt
14 DON NEU
City Planner
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28 PC RESO NO. 7196 -7-Item #8 October 25, 2016 12 of 29
The City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
Item No. G)
P.C. AGENDA OF: September 21, 2016
Application complete date: July 1, 2016
Project Planner: Jason Goff
Project Engineer: Tecla Levy
SUBJECT: CUP 16-06 -BREWERY IGNITER -Request for a Conditional Use Permit to allow two
separate brewery tasting rooms as accessory uses in two separate adjacent industrial
office and warehousing suites on property located in the Carlsbad Corporate Center at
5840 El Camino Real, Suites 100 and 101, in the M-Q Zone and Local Facilities
Management Zone 5. The City Planner has determined that this project is exempt from
the requirements of the California Environmental Quality Act (CEQA) per Section 15301,
"Existing Facilities," of the State CEQA Guidelines and will not have any adverse significant
impact on the environment. A Notice of Exemption shall be filed with the County Clerk
upon approval of this project.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7196 RECOMMENDING
APPROVAL of CUP 16-06, based upon the findings and subject to the conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
This application is a request for a Conditional Use Permit to 1) allow for a 409 square foot accessory tasting
room to operate in conjunction with a 2,027 square foot permitted brewery use proposed in Suite 100;
and 2) allow for another 420 square foot accessory tasting room to operate in conjunction with another
2,097 square foot permitted brewery use proposed in the adjacent Suite 101; all of which are situated
within an existing 43,136 square foot multi-tenant industrial office and warehousing building (Building
"D") on property located at 5840 El Camino Real in the Carlsbad Corporate Center. The General Plan Land
Use designation for the site is Planned Industrial (Pl) while the Zoning designation is Industrial with a
Qualified Development Overlay (M-Q).
The Carlsbad Corporate Center, for which these two uses are proposed, consists of four buildings on an
8.20 acre lot with a common parking field of 371 parking spaces with surrounding site and parking lot
landscaping. Building "D", which is located in the most northwesterly portion of the site, is a horse-shoe
shaped building divided into.multiple tenant suites with the two breweries with accessory tasting rooms
proposed in the most northwest corner of the building. Building "D" was originally parked for 75% office
and 25% warehouse. Based on this ratio, the Suites 100 and 101 have a total of 16 parking spaces (8
spaces each) allocated to their tenant spaces.
The proposed 2,027 square foot brewery proposed in Suite 100 consists of 1,618 sq. ft. of manufacturing
and a 409 sq. ft. tasting room. The proposed 2,097 square foot brewery proposed in Suite 101 consists of
1,677 sq. ft. of manufacturing and a 420 sq. ft. tasting room. The proposed hours of operation for both
tasting rooms are Monday through Thursday, 3 p.m. to 9 p.m.; Friday, 3 p.m. to 10 p.m.; Saturday, 12 p.m.
to 10 p.m.; and Sunday, 12 p.m. to 8 p.m.
Item #8 October 25, 2016 13 of 29
CUP 16-06-BREWERY IGNITER
September 21, 2016
Page 2
The concept of a Brewery Igniter, as described by the property owner, is a turn-key brewery suite for lease
that features a state of the art, fully functional brewing system and tasting room that craft brew
entrepreneurs can use to operate a brewery business, reduce their upfront capital investment, and get
beers on the market sooner. Additionally, a Brewery Igniter should not be confused with an incubator or
shared brewing space, as each unit is solely leased and occupied by the individual business owner.
The project is compatible with the surrounding uses in that a brewery is a manufacturing use that is
permitted by right in the M-Q zone. An accessory tasting room to a brewery is a conditionally permitted
use subject to City Council approval. However, as stated above, the hours of operation for the retail
tasting room are largely outside of the typical business hours for the other industrial office and
warehousing uses at the site and also in the surrounding area. Nevertheless, each use has satisfied the
required parking on-site and will be able to operate simultaneously. The project has been conditioned to
obtain and keep a valid license from the California Department of Alcoholic Beverage Control.
Table "A" below includes the General Plan Land Use designations, zoning and current land uses of the
project site and surrounding properties.
TABLE A
Location General Plan Designation Zoning Current Land Use
Site Planned Industrial (Pl) Industrial with a Qualified Office and Warehousing Development Overlay (M-Q)
North Planned Industrial (Pl) Industrial with a Qualified Warehousing and
Development Overlay (M-Q) Distribution
South Planned Industrial {Pl) Heavy Commercial (C-M) El Camino Real and
Industrial Office
East Planned Industrial (Pl) Industrial with a Qualified Office and Warehousing Development Overlay (M-Q)
West Planned Industrial (Pl) Industrial with a Qualified Office, Manufacturing, and
Development Overlay (M-Q) Warehousing
Ill. ANALYSIS
The proposed project is subject to the following plans, ordinances, standards, and policies:
A. Planned Industrial (Pl) General Plan Land Use Designation;
B. Industrial, Qualified Development Overlay (M-Q) Zone (C.M.C. Chapters 21.06 and 21.32);
C. Parking Ordinance {C.M.C. Chapter 21.44);
D. Conditional Use Permit Regulations (C.M.C. Chapter 21.42); and
E. Growth Management Ordinance (C.M.C. Chapter 21.90).
The recommendation for approval of this project was developed by analyzing the project's consistency
with the applicable regulations and policies. The project's compliance with each of the above regulations
is discussed in the sections below.
Item #8 October 25, 2016 14 of 29
CUP 16-06 -BREWERY IGNITER
September 21, 2016
Page 3
A. General Plan Compliance (Planned Industrial Land Use Designation)
The site has a General Plan Land Use designation of Planned Industrial (Pl), which primarily allows for
corporate office, research & development and manufacturing, but also allows for ancillary commercial
uses. The brewery tasting room is consistent with the General Plan in that a tasting room is an ancillary
commercial use. The Industrial (M) Zone, which implements the Planned Industrial (Pl) General Plan Land
Use designation, allows breweries by right and brewery tasting rooms as a conditionally permitted use
subject to City Council approval.
B. Industrial and Qualified Development Overlay (M-Q) Zone (C.M.C. Chapter 21.06 and 21.32)
The existing developed site for the proposed uses is zoned Industrial combined with a Qualified
Development Overlay (M-Q). As such, the project is subject to the Zoning Ordinance provisions found in
both Chapter 21.06 -Qualified Development Overlay (Q) Zone, and Chapter 21.32 -Industrial (M) Zone of
the Carlsbad Municipal Code. However, the Q Zone's requirement to process a Site Development Plan
(SOP) is superseded by the requirement to process a Conditional Use Permit. The original project was
developed by SOP 97-08. While breweries are permitted in the M Zone, breweries with accessory tasting
rooms are subject to the approval of a Conditional Use Permit provided tasting rooms are limited to 20%
of the gross floor area of the building/suite or 2,000 square feet, whichever is less. In the case of Suite
100, the proposed brewery and tasting room will occupy a 2,027 square foot suite area and does not
propose any additions to the existing building. The proposed tasting room is 409 square feet which is 20%
of the gross floor area of Suite 100, and therefore, complies with the 20% maximum size requirement. In
the case of Suite 101, the proposed brewery and tasting room will occupy a 2,097 square foot suite area
and does not propose any additions to the existing building. The proposed tasting room is 420 square
feet which is 20% of the gross floor area of Suite 101, and therefore, complies with the 20% maximum
size requirement. Parking compliance is discussed in section C below.
C. Parking Ordinance (C.M.C. Chapter 21.44)
The Carlsbad Corporate Center was originally approved and parked for standalone industrial office and
also a combination of industrial office and warehousing uses. The common parking lot for the overall site
includes 371 parking spaces. Building uo," where Suites 100 and 101 are located, is parked for 75% office
(1 space/250 GFA) and 25% warehouse (1 space/1,000 GFA). Based on these parking ratios, Suites 100
and 101 are allocated 16 parking spaces total, or 8 spaces each. As proposed, a primary brewery use is
considered manufacturing and has a required parking ratio of 1 parking space per 400 square feet of
manufacturing space, plus 1 parking space for each vehicle used in conjunction with the use. The
accessory tasting room has the same parking requirement as the primary use (1 parking space per 400
square feet) according to Note 3 of Table A, Section 21.34.020 of the Carlsbad Municipal Code. Neither
of the proposed breweries with their accessory tasting rooms require the need for an extra vehicle in
conjunction with the use, in that the applicant has identified these as starter brewery uses not large
enough to handle distribution. Therefore, based upon the aforementioned, the two brewery uses with
each of their accessory tasting rooms require a total of 12 parking spaces or 6 spaces each. Where 16
spaces have been provided, there will be a surplus of 4 parking spaces on-site. Future tenant
improvements and/or new uses proposed for the remaining suites on the site will be evaluated for parking
compliance prior to issuance of a building permit or business license.
Item #8 October 25, 2016 15 of 29
CUP 16-06 -BREWERY IGNITER
September 21, 2016
Page 4
D. Conditional Use Permit Regulations (C.M.C. Chapter 21.42)
The proposed accessory tasting room uses are allowed in the Industrial with a Qualified Development
Overlay (M-Q) Zone subject to the approval of a Conditional Use Permit by the City Council. Chapter 21.42
of the Carlsbad Municipal Code requires that four findings be made in order to approve a Conditional Use
Permit. All of these findings can be made for this project as discussed below:
1. That the requested use is necessary or desirable for the development of the community, and is in
harmony with the various elements and objectives of the general plan, including, if applicable, the
certified local coastal program, specific plan or master plan, in that the two proposed accessory
tasting rooms in conjunction with the two proposed breweries adjacent to each other will add
another popular use to Carlsbad that is enjoyed throughout the county. These uses will provide a
good balance by utilizing the industrial park space for manufacturing during typical working hours
and will provide a social environment on evenings and weekends when the industrial park is less
utilized. Furthermore, ancillary commercial (tasting rooms) is a compatible land use under the Pl
General Plan Land Use designation and is conditionally permitted in the implementing M-Q zone.
2. That the requested use is not detrimental to existing uses or to uses specifically permitted in the zone
in which the proposed use is to be located in that the two proposed accessory tasting rooms in
conjunction with two proposed breweries are compatible with the surrounding industrial office and
warehousing uses and the proposed uses will provide adequate parking that is consistent with the
city's parking requirements. The existing site has been designed to accommodate all required
parking on-site and provides for adequate traffic circulation. Furthermore the tasting rooms are
proposed to be located within an existing building.
3. That the site for the proposed conditional use is adequate in size and shape to accommodate the
yards, setbacks, walls, fences, parking, loading facilities, buffer areas, landscaping and other
development features prescribed in this code and required by the City Planner, planning commission
or city council, in order to integrate the use with other uses in the neighborhood, in that the proposed
brewery and tasting room uses will occupy a total of 4,125 square feet (Suite 100 -2,027 sq. ft.,
Suite 101 -2,097 sq. ft.) of an existing 43,156 sq. ft. building with existing onsite landscaping and
parking and no site alterations or additional amenities are required. Furthermore, the project
complies with all of the required development standards of the M-Q Zone, including the
requirement that an accessory tasting room be limited to 20% of the gross floor area or 2,000 square
feet, whichever is less. The 409 square foot accessory tasting room proposed in Suite 100 is 20% of
the 2,027 square foot tenant space, while the 420 square foot accessory tasting room proposed in
Suite 101 is 20% of the 2,097 square foot tenant space; all of which are adequate in size and shape
to accommodate the proposed uses as shown on Exhibits "A" -"C." The brewery and tasting room
uses require 12 parking spaces (6 spaces each) where 16 parking spaces are available, creating an
onsite surplus of 4 parking spaces.
4. That the street system serving the proposed uses is adequate to properly handle all traffic generated
by the proposed uses, in that the project is provided direct access from El Camino Real via an existing
dedicated right-turn lane into the site and Faraday Avenue. El Camino Real and Faraday Avenue
are arterial streets and can easily accommodate the 48 average daily trips (ADT) (15 ADT net
increase) associated with the two proposed brewery and tasting room uses.
Item #8 October 25, 2016 16 of 29
CUP 16-06 -BREWERY IGNITER
September 21, 2016
Page 5
E. Growth Management Ordinance {C.M.C. Chapter 21.90)
The proposed project is located within Local Facilities Management Zone 5 in the northeast quadrant of
the City. The impacts on public facilities created by the project, 'and its compliance with the adopted
performance standards, are summarized in Table B below:
TABLE B -GROWTH MANAGEMENT
STANDARD IMPACTS COMPLIANCE?
City Administration N/A N/A
Library N/A N/A
Waste Water Treatment 2.29 EDU Yes
Parks N/A N/A
Drainage N/A N/A
Circulation 48ADT Yes
Fire Station No. 5 Yes
Open Space N/A N/A
Schools N/A N/A
Sewer Collection System 2.29 EDU Yes
Water 948 GPD Yes
IV. ENVIRONMENTAL REVIEW
The City Planner has determined that this project is exempt from the requirements of the California
Environmental Quality Act {CEQA) per Section 15301, "Existing Facilities," of the State CEQA Guidelines
and will not have any adverse significant impact on the environment. A Notice of Exemption shall be filed
with the County Clerk upon approval of this project.
ATIACHMENTS:
1. Planning Commission Resolution No. 7196
2. Location Map
3. Disclosure Statement
4. Reduced Exhibits
5. Exhibits "A" -"C" dated September 21, 2016
Item #8 October 25, 2016 17 of 29
(~c~tyof
Carlsbad
DISCLOSURE STATEMENT
P-1 (A)
Development Services
Planning Division
1635 Faraday Avenue
(760} 602-4610
www.carlsbadca.gov
Applicant's statement or disclosure of certain ownership interests on all applications which will
require discretionary action on the part of the City Council or any appointed Board, Commission
or Committee.
The following information MUST be disclosed at the time of application submittal. Your project
cannot be reviewed until this information is completed. Please print.
Note:
Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal
organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county,
city municipality, district or other politicaf subdivision or any other group or combination acting as a unit."
Agents may sign this document; however, the legal name and entity of the applicant and property owner
must be provided below.
1. APPLICANT (Not the applicant's agent)
Provide the ,COMPLETE1 LEGAL names and addresses of ALL persons having a
financial interest in the application. If the applicant includes a corporation or partnership,
include the names, titles, addresses of all individuals owning more than 10% of the
shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE
INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned
.corporation, include the names, titles, and addresses of the corporate officers. (A
separate page may be attached if necessary.)
PersM Corp/Part_ Fenton Carlsbad, LLC
Title __________ _ Title--'----------'--------"
Address ~--------,--~ Address 7577 Mission Valley Road, Suite 200, San Diego, CA
2. OWNER (Not the owner's agent)
P-1(A)
Provide the COMPLETE. LEGAL names and addresses of ALL persons having any
ownership interest in the property involved. Also, provide the nature of the legal
ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the
ownership includes a corp:Oratioh or parthershib, include the names, titles, addresses of
all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE
THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE
SPACE BELOW. If a ·gubHC1V--0wned corporation; include the names, titles, and
addresses of the corporate officers. (A separate page may be attached if necessary.)
Person Corp/Part Fenton Carlsbad, LLC
Title ------------
Address-_________ _
Title _____________ _
Address 7577 Mission Valley Road, Suite 200
San Diego, CA 92108
Page 1 of 2 Revised 07 /10
Item #8 October 25, 2016 18 of 29
3. NON-PROFIT ORGANIZATION OR TRUST
If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust,
list the names and addresses of ANY person serving as an officer or director of the non-
profit organization or as trustee or beneficiary of the.
Non Profit/Trust Non Profitrrrust. _________ _
Title ------------Title _____________ _
Address __________ _ Address·------------~
4. Have you had more than $500 worth of business transacted with any member of City
staff, Boards, Commissions, Committees and/or Council within the past twelve (12)
months?
D Yes [ZI No If yes, please indicate person(s):. ___________ ___
NOTE: Attach additional sheets if necessary.
I certify that all the above information is true and correct to the best of my knowledge.
Signature of applicant/date
Print or type name of owner Print or type name of applicant
Regina Ochoa
Print or type name of owner/applicant's agent
P-1 (A) Page 2 of 2 Revised 07/10
Item #8 October 25, 2016 19 of 29
WATER CALCULATION
.....-en! l'VoT'ER H~ eEEN c~W,.Te:D IN G"'"-l-C>H!I l"E!<. DAT. THl!I l!I e~eD OH A i"ROC,VC.TlON !<.AT!! Of" 1,000 fl!BL!i (V.!I. eH<.P'<EL!I) l"EI'". '!'?!AA. 1 eAAREL (eel,.): :!1 G,.._1-0N!i.
IT l!I E!ITlMATI!D TH ... T FOR E>GH 13>.FI.ReL (!!1 G,.._LOH!I) PROC>IJCED, ,4 fl!,I.Rf"J:!L!I (1.:,,4 G,.._LON!I) OF r<ATER l'IILL ~ U!IE!D. DURIN6' TlsE eF<El"!!NcS> PROC1'!!1!1, 10% l'IILL EVH'OFV<TE, 10% f'lll.L ee RET,'JNEO IN THE Giv.lH, ::l!S% f'IILL. eecoME f'P,OC,VCT (6E!E!I'"./ AND TlsE l'lEM,'JNING Ml'/(, f'lll.L eECOME -TEl"AT'ao..
NOTE: B~Y OPERATIONS TO ADHERE TO TlsE ENCINA )'(.,l,.STS'V.TER
AI.ITHORITY PUBLISHED BEST MANAGEMENT PRACTICES FOR MICROBRE!"IERIES.
NOTE: SCOPE OF !"!ORK IS INTERIOR TENANT IMPROVEMENT ONLY. NO
EXTERIOR !"!ORI<. ALL. ITEMS SHO!"IN ON
THIS PLAN ARE EXISTING TO REMAIN UNLESS NOTED OTHEi<:r!ISE.
PROJECT TEAM
ARCHITECT,
HG FENTON 1511 MISSION V,6,I..Ll:Y ROAD #200,
SAN DIEGO, CA <!2108
(61'1)400-0120
T. DUSTfNHAUCI<
HA\/Cl<AACHITECTURE
<!9SO GUILD AVE.
SAN DIEGO, CA '12129 (eseJs.54--11'15
Dl.li>tlna1HauckArchltecture.com
PARKING ANALYSIS
PER CMC §21.44020-TASLE "A":
MANUFACTURING USE= 1:400 GFA + 1 SPACE FOR EACH
VEHICLE USED IN CONJUNCTION !"IITH THE USE
SIJJTE: 100, 2,021 S.F. 1400 , 6 SPACES Rfa.llRED
SIJITE 101: 2,0'11 S.F. / 400 = & SPACES REQUIRED
El Camino Real
CODE ANALYSIS
OC.QJPANT LOAD
SUITE 100 M -OJSTOMER AREA:
F2 -BRl:r'!E:!<.Y Af<.EA: ror,c
surre 101
M -OJSTOMER AAEA: F2 -BREl"!Efs.Y AREA,
TOTAL
surre 100
M -CUSTOMER AAEA:
F2 -Bfs.Er'lffs.Y AREA:
TOTAL
SUITE 101
M -CUSTOMER AREA:
F2 -Bfs.Er'lffil.Y AREA:
TOTAL.
40<!S.F.@ 1:1!; =21
l,618S.F.@ 1:.200 = e
.2,o.21s.F.
420S.f.@ 1:1S =28
1,6T1S,f.@ 1:200 = 8
.2,0'115.F.
40'1 S.F.@ 1::.!00 • 2.05 1,61e s.F.@ 1,2.000 , o.e1
2,0:.!1S.F. •2.89
4.20S.F.@ 1:200 •.2.1
1,611 S.F.@ 1:2.000 • 0.84
.2,0'115,F. •2.'14
MINIMUM PLUMBING FACILITIES (FSlGFG T"'91.E.·m.1J
MAI-E FEMAI-E L..A,V
1,HOO: 1 1:HOO: 1 1T-2"o0 : 1
1:1-S0:1 1,1-S0:1 1:1-S0• 1
(P191.GFCj422.2SINJ;I/SINf!Se"..5AAtl'°'El<.GANTI;J!OCQIPAACll!!lfi!THAT0"4-0CGJJFAAT!.OAC>
OF~ O!t LESS NGU/Cl1Ni$ ctl&TO!leR.5 ,i.i;p ~Pl.QrU5. 0~ TOILET ~>Gll.11Y, DSii$H?!l !'OR.VS!!
ll"llO'°'OR!lnwlONEPE.%0N/>,T/>,"nl'e.~AU..S!!~lmDFO!tt/S~BY60Tll!£XES)
PLUMBING FACIL.mEs PROVIDED
1 )'(.,l,.TER CLOSETS 41 LAVATORY PRO/IDED AT EACH SUITE
PROJECT INFORMATION
PROJECT NAME: Bf<.El.'i.ERY SPEC. SUITES
PROJECT ADDRESS: 5840 EL CAMINO f'<.V.L, SUITES 908 4 90'1
CARL..SSAD, CA '12008
LEG,6,1.. DESCRIPTION, PARCEL C OF MINOR SUBDIVISION NO.
'18-11 IN THE CllY Of CARLSBAD, COJNlY
OF SAN DIEGO, STATE OF CALIFORNIA, AC.CORDING TO PA!<.CEL. MAP NO. 11.>416,
FIL.ED IN THE OFFICE OF THE COUNTY RECOROER OF SAN DIEGO COUNTY
JANUA!i.Y .26, 2000 AS FIL.f NO.
.2000-S'IOSl OF OFFIC!A.L. RECOROS
EXISTING USE: OFFICE PARK
PROPOSED USE· INDUSTRIAL. -LIGHT MANUFACTURING
'l'?AR BUILT:
LOTA~:
BUILDING 'D' AAEA:
2016 CAL.IFORNIA BUILDING CODE
(ll;.SEDON20121NTl!RAAllow.!-S-.Jl~i$COPE)
2016 C,6,1..IFORNIA FIRE CODE 2016 CALIFORNIA MECHANICAL CODE
2019 CALIFORNIA !:LECTRICAL. CODE
2019 CAL.IFORNIA PWJMBING CODE CITY Of CARJ..SBAD MUNICIPAL. CODE
'"'" 8.20ACRES(951,616S.f.J
49,156S.F.
TENANT LEASE A!'<.V.·. SUITE 100, .2P.21 S.f.
SIJ1TE101: :.!P'11S.F
TOTAL.: 4,1245.F.
EXISTING OCCUPANCY: B
PROPOSED OCC.UPANCY: F2 (LIGHT MANUFACTURING)
CONSTRUCTION 'TYPE: V-B, SFRINl<L.ERED
NUM6ER OF STORIE:S:
INTE!<.IOR TENANT IMPROVEMENT FOR Neri
SEER MANUFACTURING PL.ANT f'1rrH RETAIL. TASTING AAEA. NO FOOD SERVICE
Ho.IRS Of OPERATION: MON-THU!<.S: 6,00 PM -'1:00 PM
S.00 PM -10:00 PM
12:00 PM -10:00 PM
1:.!:00 PM -8:00 PM
FRlDAY:
SATURDAY: SUNDAY:
AVE!i.,,I.GE DAILY TRAFFIC.MANUFACTURING
S~ DISTRICT,
4 ADT/1,000 S.F. (9,2<!5 S.F.J: 14 ADT
RETAIL./ TASTING ROOM
40 ADT/1,000 S.F. (92'l S.F.): 94 ADT
TOTA!.• 49ADT
CARLSBAD MUNIGIPA!. )'(.,l,.TER
DEPARTMENT
CARLSBAD MUNICIPA!. !"IASTS'V.TER I
S~R DEPARTMENT
L. ,~6U KJf~~!~!
BREWERY SPEC. SUITES
Conditional Use Permit 16-06
5840 El Camino Real
Suites 100 & l 01
Carlsbad, CA 92008
NO DArE D!'SCRtPTION ------
PROJECT INFORMATION
& SITE PLAN
Item #8 October 25, 2016 20 of 29
~"-'5TJNGW ~Tc.:,I.Efl<OKTC:00,,.1 GL/,Z/1<.GTO~"~
0 0
0
------~--------H----------'i<
_---=--~-~1-J
~~~~~~S~,;~, .. ~~~~,~~ .. ~/~D~E=M~O~Ll~T~IO~N~F~L~O~O~R~P~L=A~N~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~---.,J'""-' E1J
BREWERY SPEC. SUITES
Conditional Use Permit 16-06
5840 El Camino Real
Suites 100 & 101
Carlsbad, CA 92008
LEGEND
fJll~nNGNCIHl!!NUNGCOk~Tl•J.1:::nc11 --
EXISTING I DEMOLITION
FLOOR PLAN
A2
Item #8 October 25, 2016 21 of 29
L::, HAUCK ARCHlltC!URt 935ogulldave .. sandlego,co92123 ,B>B,JBU/95 e:Wo'j;hru::lcrclllecWlccm ~llp:/tw,,w.hauckorchltecture.com a,Jc.1,i1111 • rolc.loai:fil\i..'IO ~lc.f<rt<IC.fc!l,S•f'lfc.f<JfJ,Vll·NJ!cfll'@
PFIOJECI 161XJZ
BREWERY SPEC. SUITES
Conditional Use Permit 16-06
5840 El Camino Real
Suites l 00 & 10 l
Carlsbad, CA 92008
LEGEND
---~-·----
---------
PROPOSED NEW FLOOR PLAN
A3
Item #8 October 25, 2016 22 of 29
AFFIDAVIT OF MAILING
NOTICE OF PUBLIC HEARING
ro: cmc~~
DATE OF PUBLIC HEARING: \0 L2~ /1 {(;
SUBJECT: \2 C'e\.Ne ')L\!1 0 V1L -t--etL_ , ..
LOCATION: l2-12b Cdvlsl;;f:J, ~~\1~ ruve
DATE NOTICES MAILED TO PROPERTY OWNERS: j ojJ J /1 L,t.?
NUMBER MAILED: ____...!/---..:Q~, -.!...tj __ _
I declare under penalty of peljury under the laws of the State .of California that I am
employed by the City of Carl~bad and the foregoing is true and correct.
CITY CLERK'S OFFICE
~ . . . ·\~~A,htL
(Signature)
1 o/,~J,~
(Date)
SENT TO FOR PUBLICATION VIA E-MAIL TO: 0 _Union Tribune _
, l2( Coast News
PUBLICATION DATE: Union Tribune ~ --------~--~--------~---
CoastNews J O /!4 //le ------.---/~.--4,~~-----------
I declare under penalty of perjury under the laws of the State of California that I am
employed by the City of Carlsbad in the City Clerk's Office a the 11 oing is true and
:~: q [zq) l <{?
Attachments: 1) Mailing Labels
2) Notice w/ attachments
Item #8 October 25, 2016 23 of 29
Easy Peel® .Labels
Use Avery® Template 5160®
BECKMAN COULTER INC
2200 PENNSYLVANIA AVE BOOW
WASHINGTON, DC 20037
I I
I J.
SAN DIEGO GAS & ELECTRIC CO
PUBLIC AGENCY
cARLSBAD, CA 92008
LEONARD,LUANNE L LIVING TRUST
36560 SAQUARO CT
RANCHO MIRAGE, CA 92270
CITY OF CARLSBAD
5815 EL CAMINO REAL
CARLSBAD, CA 92008
S REAL ESTATE HOLDINGS LLC
PO BOX 1004
RANCHO SANTA FE, CA 92067
PARK ON NOB HILL 2005 LLC
4401 MANCHESTER AVE 205
ENCINITAS, CA 92024
SOCO GROUP INC
PO BOX 939051
SAN DIEGO, CA 92193
COUNTY OF SAN DIEGO & PALOHl'...R
~
PUBLIC AGENCY
CARLSBAD I Cl'~ 9 2 0 ll
COUNTY OF SD & PALOMAR
AIRPORT P
2198 PALOMAR AIRPORT RD
CARLSBAD, CA 92011
PALOPffi:R AIRPORT PUBLIC AGE~fCY
PUBLIC AGENCY
Gl'.:..'U.SBAtl , C1'. 92 0 11
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CARLSBAD HUNICIPAL WATER
DISTRIC
PUBLIC AGENCY
Cl'~~sBr~. Ch 92oos
FENTON H G COMPANY 73%
7577 MISSION VALLEY RD
SAN DIEGO, CA 92108
SFI CARLSBAD LLC
260 CALIFORNIA ST 300
SAN FRANCISCO, CA 94111
GDC GROUP INC
1808 ASTON AVE 180
CARLSBAD, CA 92008
GREAT LAKES DATA SYSTEMS LLC
5954 PRIESTLY DR
CARLSBAD, CA 92008
CARLSBAD CHAMBER OF COMMERCE
5934 PRIESTLY DR
CARLSBAD, CA 92008
GENESIS CORP CENTRE ASSN
3838 CAMINO DEL RIO 300
SAN DIEGO, CA 92108
REPUBLIC SERVICES INC
PO BOX 29246
PHOENIX, AZ 85038
RIECK, BRANDT
2056 PALOMAR AIRPORT RD
CARLSBAD, CA 92011
COUNTY OF SAN DIEGO & PALOMAR
AI
2192 PALOMAR AIRPORT RD
CARLSBAD, CA 92011
...
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COUN~Y OF SAN DIEGO
PUBLIC AGENCY
CMLSBAD, Cl', 92908
FENTON CARLSBAD LLC 73%
7577 MISSION VALLEY RD
SAN DIEGO, CA 92108
BROOKWOOD CB I LLC
1525 FARADAY AVE 100
CARLSBAD, CA 92008
SECOND CLOUD LLC
4736 E STETSON LN
ORANGE, CA 92869
STOKES FAMILY PROPERTIES
50855 WASHINGTON ST C220
LA QUINTA, CA 92253
GENESIS LOT 8
PO BOX 2156
RANCHO SANTA FE, CA 92067
COUNTY OF SAN DIEGO
2501 PALOMAR AIRPORT RD 2525
CARLSBAD, CA 92011
COut~'l'Y OF SAN DIEGO & PALOHAR
~
P.'\LOHl'...R AIRPOR~ RD
Cl.L..'U.SDAD, CA 9.2 011
COUNTY OF SAN DIEGO AIRPORTS
-&----P
PUBLIC .".CENCY
CARLSBAD, Cll: 92 011
ROYAL JET INC
8355 LA JOLLA SHORES DR
LA JOLLA, CA 92037
www.avery.com
1-800-GO-AVERY
Item #8 October 25, 2016 24 of 29
Easy PeeJ® Labels
.use Avery® Template 5160®
I I
I
A
SCIF PALOMAR LLC DBA MAGELLAN
AV
1800 AVENUE OF THE STARS 105
LOS ANGELES, CA 90067
CARLSBAD-PALOMAR AIRLINE INC
5670 EL CAMINO REAL D
CARLSBAD, CA 92008
JET SOURCE INC
2056 PALOMAR AIRPORT RD
CARLSBAD, CA 92011
LOTHLORIEN PARTNERS LLC LF
PALOM
PO BOX 675910
RANCHO SANTA FE, CA 92067
JACKSON SARAH LF PALOMAR
AIRPORT
7408 AVENIDA DE PALAIS
CARLSBAD, CA 92009
DISTINCTIVE PROJECTS COMPANY
INC
2100 PALOMAR AIRPORT RD A-030
CARLSBAD, CA 92011
TETON JET LLC LF PALOMAR
AIRPORT
6355 WARD RD 301
ARVADA, CO 80004
PACIFIC SPECIALTY INSURANCE
CO L
3601 HAVEN AVE
MENLO PARK, CA 94025
DISTINCTIVE PROJECTS CO INC
401K
2100 PALOMAR AIRPORT RD 209
CARLSBAD, CA 92011
REGIS BEAR INC LF PALOMAR
AIRPOR
991-444 LOMAS SANTA FE C
SOLANA BEACH, CA 92075
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WESTERN FLIGHT INC
2210 PALOMAR AIRPORT RD
CARLSBAD, CA 92011
SKYWEST AIRLINES INC DBA
UNITED
444 S RIVER RD
ST GEORGE, UT 84790
PALOMAR AIRPORT FUEL LLC DBA
PRE
2100 PALOMAR AIRPORT RD
CARLSBAD, CA 92011
RELATIONAL INVESTORS LLC LF
PALO
12400 HIGH BLUFF DR 600
SAN DIEGO, CA 92130
DISTINCTIVE PROJECTS COMPANY
INC
2100 PALOMAR AIRPORT RD 0-11A
CARLSBAD, CA 92011
DISTINCTIVE PROJECTS CO INC
401K
2100 PALOMAR AIRPORT RD 100F
CARLSBAD, CA 92011
PALOMAR AIRPORT CENTER LLC
2100 PALOMAR AIRPORT RD 209
CARLSBAD, CA 92011
PALOMAR PREMIER HANGAR 4 LLC
LF
12348 HIGH BLUFF DR 100
SAN DIEGO, CA 92130
TAYLOR,JEFFREY L
LOMAS SANTA FE C
SOLANA BEACH, CA 92075
PALOMAR AIRPORT CENTER LLC
2100 PALOMAR AIRPORT RD H9
CARLSBAD, CA 92011
...
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MERCURY AIR GROUP INC
2780 SKYPARK DR 300
TORRANCE, CA 90505
COUNTY OF SAN DIEGO & PALOMAR
AI
2198 PALOMAR AIRPORT RD
CARLSBAD, CA 92011
PALOMAR AIRPORT CENTER LLC
PAC D
2100 PALOMAR AIRPORT RD
CARLSBAD, CA 92011
CRQ HANGAR 12 LLC LF PALOMAR
AIR
PO BOX 9696
RANCHO SANTA FE, CA 92067
CHRIS AIR LLC LF PALOMAR
AIRPORT
250 S PACIFIC ST 108
SAN MARCOS, CA 92078
WOOLSEY RICHARD & WOOLSEY
HEIDI
2517 S SANTA FE AVE
VISTA, CA 92083
PREMIER TW01FOUR LLC
PALOMAR
2100 PALOMAR AIRPORT
CARLSBAD, CA 92011
DISTINCTIVE PROJECTS
401
2100 PALOMAR AIRPORT
CARLSBAD, CA 92011
LF
RD 1422
co INC
RD A-03B
DISTINCTIVE PROJECTS COMPANY
INC
2100 PALOMAR AIRPORT RD
CARLSBAD, CA 92011
PALOMAR AIRPORT CENTER LLC
2100 PALOMAR AIRPORT RD H11
CARLSBAD, CA 92011
www.avery.com
1-800-GO-AVERY
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Item #8 October 25, 2016 25 of 29
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C COLLINS AVIATION PROPERTIES
LL
2100 PALOMAR AIRPORT RD 214
CARLSBAD, CA 92011
PALOMAR AIRPORT CENTER LLC
2100 PALOMAR AIRPORT RD H1
CARLSBAD, CA 92011
MOBILEMONEY INC
930 CALLE NEGOCIO A
SAN CLEMENTE, CA 92673
CARLSBAD LANDINGS INC DBA THE
LA
2198 PALOMAR AIRPORT RD 101
CARLSBAD, CA 92011
CIVIC HELICOPTERS INC
2206 PALOMAR AIRPORT RD
CARLSBAD, CA 92011
CSDI LLC
5465 MOREHOUSE DR 260
SAN DIEGO, CA 92121
LOWES HIW INC LF CSDI LLC
1000 LOWES BLVD
MOORESVILLE, NC 28117
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STRATEGIC FINANCIAL SOLUTIONS
LL
26096 KORNBLUM DR
ESCONDIDO, CA 92026
PREMIER TWO 1 FOUR LLC
2100 PALOMAR AIRPORT RD 214
CARLSBAD, CA 92011
PALOMAR AIRPORT PILOTS
ASSOCIATI
PO BOX 870
CARLSBAD, CA 92018
MERCY AIR SERVICE CORP
7301 S PEORIA ST
ENGLEWOOD, CO 80112
AVIS RENT A CAR SYSTEM LLC
6 SYLVAN WAY
PARSIPPANY, NJ 7054
CARLSBAD GAS & CAR WASH INC
LF C
3861 VALLEY CENTRE DR
SAN DIEGO, CA 92130
COUNTY OF SD & PALOMAR
AIRPORT P
6111 EL CAMINO REAL
CARLSBAD, CA 92009
....
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DISTINCTIVE PROJECTS CO INC
401
2100 PALOMAR AIRPORT RD 209
CARLSBAD, CA 92011
PREMIER TWO 1 FOUR LLC
2100 PALOMAR AIRPORT RD 18
CARLSBAD, CA 92011
CARLSBAD LANDINGS INC DBA THE
LA
2198 PALOMAR AIRPORT RD
CARLSBAD, CA 92011
CIVIC HELICOPTERS INC
2206 PALOMAR AIRPORT RD A1
CARLSBAD, CA 92011
HERTZ CORP
225 BRAE BLVD
PARK RIDGE, NJ 7656
CALIFORNIA BANK & TRUST
300 LAKESIDE DR 8
OAKLAND, CA 94612
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Item #8 October 25, 2016 26 of 29
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CARLSBAD UNIFIED SCHOOL DISTRICT
6225 EL CAMINO REAL
CARLSBAD CA 92011
SAN DIEGUITO SCHOOL DISTRICT
710 ENCINITAS BLVD
ENCINITAS CA 92024
CITY OF ENCINITAS
505 S VULCAN AV
ENCINITAS CA 92024
CITY OF VISTA
200 CIVIC CENTER DR
VISTA CA 92084
STATE OF CALIFORNIA
DEPT OF FISH AND WILDLIFE
3883 RUFFIN RD
SAN DIEGO CA 92123
SAN DIEGO LAFCO
STE 200
9335 HAZARD WAY
SAN DIEGO CA 92123
U.S. FISH & WILDLIFE
STE 250
2177 SALK AV
CARLSBAD CA 92011
CARLSBAD CHAMBER OF COMMERCE
5934 PRIESTLEY DR
CARLSBAD CA 92008
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SAN MARCOS SCHOOL DISTRICT
STE 250
255 PICO AV
SAN MARCOS CA 92069
LEUCADIA WASTE WATER DISTRICT
TIM JOCHEN
1960 LA COSTA AV
CARLSBAD CA 92009
CITY OF SAN MARCOS .
1 CIVIC CENTER DR
SAN MARCOS CA 92069-2949
VALLECITOS WATER DISTRICT
201 VALLECITOS DE ORO
SAN MARCOS CA 92069
REGIONAL WATER QUALITY CONTROL
BOARD
STE 100
2375 NORTHSIDE DR
SAN DIEGO CA 92108-2700
AIR POLLUTION CONTROL DISTRICT
10124 OLD GROVE RD
SAN DIEGO CA 92131
CA COASTAL COMMISSION
ATIN KANAN! BROWN
STE 103
7575 METROPOLITAN DR
SAN DIEGO CA 92108-4402
MICHAEL MCSWEENEY-BIA SD
STE 110
9201 SPECTRUM CENTER BLVD
SAN DIEGO CA 92123-1407
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ENCINITAS SCHOOL DISTRICT
101 RANCHO SANTA FE RD
ENCINITAS CA 92024
OLIVENHAIN WATER DISTRICT
1966 OLIVENHAIN RD
ENCINITAS CA 92024
CITY OF OCEANSIDE
300 NORTH COAST HWY
OCEANSIDE CA 92054
I.P.U.A.
SCHOOL OF PUBLIC ADMIN AND URBAN
STUDIES
SAN DIEGO STATE UNIVERSITY
SAN DIEGO CA 92182-4505
SD COUNTY PLANNING
STE 110
5510 OVERLAND AV
SAN DIEGO CA 92123-1239
SANDAG
STE 800
401 B ST
SAN DIEGO CA 92101
AIRPORT LAND USE COMMISSION
SAN DIEGO CO. AIRPORT AUTHORITY
PO BOX 82776
SAN DIEGO CA 92138-2776
CITY OF CARLSBAD
1200 CARLSBAD VILLAGE DRIVE
CARLSBAD CA 92008
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Item #8 October 25, 2016 27 of 29
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN to you, because your interest may be affected, that the City Council
of the City of Carlsbad will hold a public hearing at the Council Chamber, 1200 Carlsbad Village
Drive, Carlsbad, California, at 6:00p.m. on Tuesday, October 25, 2016, to consider approving a
Conditional Use Permit to allow two separate brewery tasting rooms as accessory uses in two
separate adjacent industrial office and warehousing suites on property located in the Carlsbad
Corporate Center at 5840 El Camino Real, Suites 100 and 101, in the M-Q Zone and Local
Facilities Management Zone 5, and more particularly described as:
Parcel C of Minor Subdivision No. 98-11 in the City of Carlsbad,
County of San Diego, State of California, according to Parcel
Map No. 18416, filed in the Office of the County Recorder of
San Diego County on January 26, 2000 as File No. 2000-39031
of official records.
Whereas, on September 21, 2016 the City of Carlsbad Planning Commission voted 5-0-2 (Black
and Montgomery absent) to recommend approval of a Conditional Use Permit to allow two
separate brewery tasting rooms as accessory uses in two separate adjacent industrial office and
warehousing suites on property located in the Carlsbad Corporate Center at 5840 El Camino
Real, Suites 100 and 101, in the M-Q Zone and Local Facilities Management Zone 5. The City
Planner has determined that this project is exempt from the requirements of the California
Environmental Quality Act (CEQA) per Section 15301, "Existing Facilities," of the State CEQA
Guidelines and will not have any adverse significant impact on the environment. A Notice of
Exemption shall be filed with the County Clerk upon approval of this project.
Those persons wishing to speak on this proposal are cordially invited to attend the public hearing.
Copies of the staff report will be available on and after Friday, October 21, 2016. If you have any
questions, please contact Jason Goff in the Planning Division at (760) 602-4643 or
jason.goff@carlsbadca.gov.
If you challenge the Conditional Use Permit in court, you may be limited to raising only those
issues you or someone else raised at the public hearing described in this notice or in written
correspondence delivered to the City of Carlsbad, Attn: City Clerk's Office, 1200 Carlsbad Village
Drive, Carlsbad, CA 92008, at or prior to the public hearing.
CASE FILE: CUP 16-06
CASE NAME: BREWERY IGNITER
PUBLISH: FRIDAY, OCTOBER 14, 2016
CITY OF CARLSBAD
CITY COUNCIL
Item #8 October 25, 2016 28 of 29
SITE MAP
• N
NOT TO SCALE
Brewery Igniter
CUP 16-06
Item #8 October 25, 2016 29 of 29
Brewery Igniter
CUP 16-06
Project Proposal
Request for approval of a Conditional Use Permit
No.CUP 16-06 to allow two separate brewery
tasting rooms as accessory uses in two separate
adjacent industrial suites on property located in
the Carlsbad Corporate Center at 5840 El Camino
Real,Suites 100 &101.
Location Map
FARADAY AV
O
RI
O
NSTE
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C
A
M
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N
O
R
E
A
L
P AL OM A R A I R P O R T R D
PRIESTLY
DR
PR I V A TEDYR U T H E R F O R D R D PALMER WYORION
WY
S A L KAVLANDAU CTPRIVATE DY
CUP 16-06
Brewery Igniter
SITE MAP
E
L
C
AMINO
RE
ALLA COSTA AV
A L G A RDCARLSBAD BL
Airport
Safety
Center
Waste
ManagementFedEx
CMWD
Lowes
Project
Site
Fire
Police
ORION STE
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C
A
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NO
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LA PLACE CTPRIESTLY DR
CUP 16-06
Brewery Igniter
0 300150Feet
Carlsbad Corporate Center
General Plan: Planned Industrial (PI)
Zoning: Industrial w/ Q-Overlay (M-Q)Brewery Igniter
5840 El Camino Real
Suites 100 & 101
FedEx
CMWD
Waste
Management
Site Plan
Building “D”
43,560 sq. ft.
(EXISITNG)
Floor Plans
Suite 100
Suite 101
409 sq. ft.
420 sq. ft.
Tasting Room
Tasting Room
Planning Commission Action
•On September 21,2016 -Planning Commission
conducted a public hearing for the project.
•One (1)member of the public spoke in favor.
•No members of the public spoke in opposition.
•Planning Commission voted to recommend
approval of the project.
Recommendation
That the City Council adopt a Resolution approving
Conditional Use Permit No.CUP 16-06 to allow two
separate brewery tasting rooms as accessory uses in
two separate adjacent industrial suites on property
located in the Carlsbad Corporate Center at 5840 El
Camino Real,Suites 100 and 101,as recommended
for approval by the Planning Commission.