HomeMy WebLinkAbout2019-08-27; City Council; ; A Minor Site Development Plan and Conditional Use Permit for a brewery and tasting room and payment of parking in-lieu fee for 1 parking space at 2825 State St. Pure ProjCAReview {2v(_
� CITY COUNCIL W Staff Report
Meeting Date:
To:
From:
Staff Contact:
Subject:
Project Name:
Project No.:
August 27, 2019
Mayor and City Council
Scott Chadwick, City Manager
Shannon Harker, Associate Planner
shannon.harker@carlsbadca.gov or 760-602-4621
A Minor Site Development Plan and Conditional Use Permit for a 2,206-
square-foot brewery and tasting room and the payment of the parking in
lieu fee for one (1) parking space at 2825 State Street to satisfy the parking
requirement.
Pure Project Brewery and Tasting Room
SOP 2019-0002/CUP 2018-0021 (DEV2018-0196)
Recommended Action
That the City Council hold a public hearing and 1) adopt a resolution approving a Minor Site
Development Plan and Conditional Use Permit for a 2,206-square-foot brewery and tasting
room at 2825 State Street; and 2) adopt a resolution approving the payment of the parking in
lieu fee for one (1) parking space and participation in the Village Parking In-Lieu Fee Program.
Executive Summary
The applicant is seeking approval of a Minor Site Development Plan and Conditional Use Permit
to convert 2,206 square feet of a single-story retail building located at 2825 State Street (APN
203-294-01) into a craft brewery with a tasting room and an outdoor patio. To satisfy the
requirement to provide one (1) parking space, the applicant proposes to pay the parking in-lieu
fee through the Village Parking In-Lieu Fee Program for the offsite parking space.
On June 19, 2019, the Planning Commission conducted a public hearing and recommended
approval of the project to the City Council (5-1-1, Commissioner Anderson absent,
Commissioner Lafferty No).
Discussion
Project Description and Background:
The 0.11-acre site is located on the corner of State Street and Christiansen Way and adjacent to
the State Street alley to the west. The property is developed with a 3,725-square-foot retail
building, the rear portion of which is currently vacant. The front or eastern portion of the
building is occupied by the Handel's Ice Cream shop. The project is located outside of the
Coastal Zone and within the Village Center (VC) District of the Village and Barrio Master Plan
(VBMP).
August 27, 2019 Item #9 Page 1 of 140
The project applicant, Pure Project Brewing, is requesting approval to convert 2,206 square feet
of a single-story retail building into a craft brewery with a tasting room. The uses in the
brewery include a 1,482-square-foot retail, storage and production area, as well as a 724-
square-foot tasting area, which includes a 335-square-foot outdoor patio. The initial stages of
the manufacturing process to produce unfermented beer will be completed offsite at Pure
Project's primary production facility located in San Diego.
The conversion of the vacant retail space into a brewery with a tasting room is an
intensification in use which results in the requirement for one additional parking space.
However, the site is fully developed, there are two (2) parking stalls at the rear of the property,
and there is no ability to add additional parking onsite. Therefore, the applicant proposes to
participate in the Village Parking In-Lieu Fee Program for one (1) parking space to satisfy the
parking requirements. Based on the most recent parking study completed in August 2018, the
average occupancy of the off-street public parking spaces located within a quarter-mile radius
of the property is 78.9 percent, which is less than 85 percent maximum utilization established
pursuant to the Parking In-Lieu Fee Program. The findings for support related to the request for
the parking in-lieu fee are discussed in Planning Commission Resolution No. 7335 (Attachment
4) and the Planning Commission Staff Report (Attachment 5).
As detailed in the Planning Commission Staff Report and Planning Commission Resolution, the
proposed project is consistent with the development standards and design guidelines of the
VBMP.
Planning Commission Hearing:
The Planning Commission considered the project on June 19, 2019. The Planning Commission
asked clarifying questions regarding the sale of alcohol, emergency access and public access
around the outdoor patio, screening of the rooftop equipment and the existing transformer
located at the northwest corner of the property. Staff confirmed the Police and Fire
Department approved the proposal for the new brewery and tasting room. Commissioner
Lafferty expressed concern regarding the aesthetics and location of the existing transformer
since it is located on a prominent alley corner and visible from the train station. Commissioner
Lafferty inquired about the feasibility to relocate the utility box or locate it underground. Staff
clarified that the transformer was recently installed and required for the operation of Handel's.
Three members of the public spoke in support of the item. The Planning Commission
recommended approval of the project to the City Council (5-1-1, Commissioner Anderson
absent, Commissioner Lafferty No).
Several letters of support for the project were received after the Planning Commission staff
report was completed. Although the letters were not included in the final Planning Commission
staff report packet, the correspondence was forwarded to the Plann ing Commission. The
letters are included as Attachment 7.
Fiscal Analysis
If approved, all required improvements to serve this project will be funded and/or constructed
by the developer. The $11,240.00 parking in-lieu fee to be paid by the applicant prior to
issuance of the building permit will be deposited into an interest-bearing fund designated for
the construction of new, or maintenance of existing, public parking facilities within the Village
Area.
August 27, 2019 Item #9 Page 2 of 140
Next Steps
The City Council's action on this item is final.
Environmental Evaluation (CEQA)
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;
therefore, it is categorically exempt from the requirement for the preparation of environmental
documents pursuant to Section 15303 (New Construction or Conversion of Small Structures)
Categorical Exemption of the State CEQA Guidelines. The project entails the conversion of an
existing small structure not exceeding 2,500 square feet in floor area from one use to another
where only minor modifications are made to the exterior of the structure. 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. A Notice of Exemption will be filed by the
city planner upon final project approval.
Public Notification and Outreach
The project is subject to City Council Policy No. 84 -Development Project Public Involvement
Policy. The policy requires applicants of certain development projects, such as the proposed
Conditional Use Permit, to provide an opportunity for, and to consider input from interested
and affected stakeholders prior to project consideration by city decision-makers.
On November 21, 2018, the applicant mailed an early public notice and an invitation to a
stakeholder outreach meeting to property owners within 600 feet of the project site. On
December 13, 2018, an informational meeting was held onsite with the surrounding
community. Approximately 25-30 individuals attended the meeting, a majority of which
comprised the applicant's project team. Project renderings as well as the site and floor plans
were posted for the public to review. Comment cards were available; however, no comments
were received. Verbal feedback received from the public was positive. The early public notice
and the informational meeting described above satisfy the requirements of City Council Policy
No. 84.
In addition, information regarding public notification 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 for Minor Site Development Plan and Conditional Use Permit
2. City Council Resolution for Parking In-Lieu Fee
3. Location Map
4. Planning Commission Resolution No. 7335
5. Planning Commission Staff Report dated June 19, 2019 (without Planning Commission
Resolution)
6. Planning Commission minutes for Pure Project Brewery and Tasting Room project dated
June 19, 2019
7. Correspondence received in support of project
August 27, 2019 Item #9 Page 3 of 140
RESOLUTION NO. 2019-151
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD,
CALIFORNIA, APPROVING A MINOR SITE DEVELOPMENT PLAN AND
CONDITIONAL USE PERMIT FOR A 2,206-SQUARE-FOOT BREWERY AND
TASTING ROOM LOCATED AT 2825 STATE STREET IN THE VILLAGE CENTER
DISTRICT OF THE VILLAGE AND BARRIO MASTER PLAN AND WITHIN
LOCAL FACILITIES MANAGEMENT ZONE 1.
CASE NAME: PURE PROJECT BREWERY AND TASTING ROOM
CASE NO.: SOP 2019-0002/CUP 2018-0021 (DEV2018-0196)
WHEREAS, the City Council of the City of Carlsbad, California has determined that pursuant to
the provisions of the Carlsbad Municipal Code, the Planning Commission did, on June 19, 2019, hold a
duly noticed public hearing as prescribed by law to consider Minor Site Development Plan SDP 2019-
0002 and Conditional Use Permit No. CUP 2018-0021, as referenced in Planning Commission Resolution
No. 7335; and the Planning Commission adopted Planning Commission Resolution No. 7335
recommending to the City Council that it be approved; and
WHEREAS, the City Council of the City of Carlsbad held a duly noticed public hearing to consider
said Conditional Use Permit; and
WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if
any, of all persons desiring to be heard, the City Council considered all factors relating to the
Conditional Use Permit.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Carlsbad, California, as
follows:
1. That the above recitations are true and correct.
2. That the recommendation of the Planning Commission for the approval of Minor Site
Development Plan SOP 2019-0002 and Conditional Use Permit No. CUP 2018-0021, is approved, and
that the findings and conditions of the Planning Commission contained in Planning Commission
Resolution No. 7335 on file with the city clerk and incorporated herein by reference, are the findings
and conditions of the City Council.
3. This action is final the date this resolution is adopted by the City Council. The Provisions
of Chapter 1.16 of the Carlsbad Municipal Code, "Time Limits for Judicial Review" shall apply:
August 27, 2019 Item #9 Page 4 of 140
"NOTICE"
The time within which judicial review of this decision must be sought is governed by Code of Civil
Procedure, Section 1094.6, which has been made applicable in the City of Carlsbad by Carlsbad
Municipal Code Chapter 1.16. Any petition or other paper seeking review must be filed in the
appropriate court not later than the ninetieth day following the date on which this decision becomes
final; however, if within ten days after the decision becomes final a request for the record is filed with
a deposit in an amount sufficient to cover the estimated cost or preparation of such record, the time
within which such petition may be filed in court is extended to not later than the thirtieth day following
the date on which the record is either personally delivered or mailed to the party, or his attorney of
record, if he has one. A written request for the preparation of the record of the proceedings shall be
filed with the City Clerk, City of Carlsbad, 1200 Carlsbad Village Drive, Carlsbad, CA 92008.
PASSED, APPROVED AND ADOPTED at a Regular Meeting of the City Council of the City of
Carlsbad on the 27th day of August 2019, by the following vote, to wit:
AYES: Hall, Blackburn, Schumacher, Hamilton.
NAYS: None.
ABSENT: Bhat-Patel
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August 27, 2019 Item #9 Page 5 of 140
RESOLUTION NO. 2019-152
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD,
CALIFORNIA, APPROVING A PARKING IN-LIEU FEE PROGRAM
PARTICIPATION AGREEMENT BETWEEN THE CITY OF CARLSBASD AND
RUSSELL SATTERLY, SUSAN SATTERLY AND LINDA MINO, PROPERTY
OWNERS, FOR THE PROJECT KNOWN AS PURE PROJECT BREWERY AND
TASTING ROOM LOCATED AT 2825 STATE STREET IN THE VILLAGE CENTER
DISTRICT OF THE VILLAGE AND BARRIO MASTER PLAN AND WITHIN
LOCAL FACILITIES MANAGEMENT ZONE 1.
CASE NAME:
CASE NO.:
PURE PROJECT BREWERY AND TASTING ROOM
SDP 2019-0002/CUP 2018-0021 (DEV2018-0196)
WHEREAS, pursuant to Planning Commission Resolution No. 7335, as a condition of approval of
Minor Site Development Plan SDP 2019-0002 and Conditional Use Permit CUP 2018-0021, the Property
Owner is required to enter into an agreement with the City Council to allow the Property Owner to
participate in the Village Parking In-Lieu Fee Program to satisfy the on-site parking requirements for
the subject project; and
WHEREAS, the Property Owner has agreed, by acceptance of the conditions of said approval, to
pay the established Parking In-Lieu Fee for a total of one (1) commercial parking space to satisfy the
on-site parking requirements for the 2,206-square-foot brewery and tasting room project located at
2825 State Street within the Village Center District of the Village and Barrio Master Plan; and
WHEREAS, the City Council finds that the subject property and project has qualified to
participate in the Village Parking In-Lieu Fee Program and participation in the program will satisfy the
required parking for the subject project located at 2825 State Street; and
WHEREAS, the City Council on August 20, 2019 determined that the proposed project is
consistent with the goals and objectives of the Village and Barrio Master Plan; and
WHEREAS, the City Council has determined that there is adequate public parking available
within the Village Area to accommodate the subject project's parking demands and that the average
utilization rate for all public parking lots according to the most recent parking study (August 2018) is
78.9 percent, which is below the full utilization rate of 85 percent; and
WHEREAS, the Parking In-Lieu Fee Program is in full force and effect as of the date ofthis Parking
In-Lieu Fee Participation Agreement.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the City Council ofthe City of Carlsbad, California
as follows:
August 27, 2019 Item #9 Page 6 of 140
1. That the foregoing recitations are true and correct.
2. That the City Council hereby approves the Village Parking In-Lieu Fee Participation
Agreement between the City Council, on behalf of the City of Carlsbad, and Russell Satterly, Susan
Satterly and Linda Mino, property owners of the project known as Pure Project Brewery and Tasting
Room which is located at 2825 State Street, in Village Center District of the Village and Barrio Master
Plan of the City of Carlsbad (Attachment A).
3. That the Mayor of the City of Carlsbad is hereby authorized to execute said Agreement,
and the city clerk is requested to forward the executed Agreement to the County Recorder for
recordation against the subject property.
"NOTICE"
The time within which judicial review of this decision must be sought is governed by Code of Civil
Procedure, Section 1094.6, which has been made applicable in the City of Carlsbad by Carlsbad
Municipal Code Chapter 1.16. Any petition or other paper seeking review must be filed in the
appropriate court not later than the ninetieth day following the date on which this decision becomes
final; however, if within ten days after the decision becomes final a request for the record is filed with
a deposit in an amount sufficient to cover the estimated cost or preparation of such record, the time
within which such petition may be filed in court is extended to not later than the thirtieth day following
the date on which the record is either personally delivered or mailed to the party, or his attorney of
record, if he has one. A written request for the preparation of the record of the proceedings shall be
filed with the City Clerk, City of Carlsbad, 1200 Carlsbad Village Drive, Carlsbad, CA 92008.
August 27, 2019 Item #9 Page 7 of 140
PASSED, APPROVED AND ADOPTED at a Regular Meeting of the City Council of the City of
Carlsbad on the 27th day of August 2019, by the following vote, to wit:
AYES: Hall, Blackburn, Schumacher, Hamilton.
NAYS: None.
ABSENT: Bhat-Patel MM/J
~ /lec;-hr {ilfme z,,
{.,-BARBARA ENGLESON, City Clerk ~ Ct_!j
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August 27, 2019 Item #9 Page 8 of 140
DOC# 2020-0087845
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Feb 21, 2020 09:56 AM
OFFICIAL RECORDS
Ernes.t J. Dronen burg, Jr ,
SAN DIEGO COUNTY RECORDER
FEES $41.00 (SB2 Atkins $0 00)
RECORDING REQUESTED BY AND)
WHEN RECORDED MAIL TO: )
PAGES 10
City Clerk
CITY OF CARLSBAD
1200 Carlsbad Village Drive
Carlsbad, California 92008-1989
)
)
)
)
)
Space above this line for Recorder's use
Assessor's Parcel Number 203-294-01-00 -------------Project Number and Name SOP 2019-0002/CUP 2018-0021
Pure Project Brewery and Tasting
Room
CITY OF CARLSBAD
PARKING IN-LIEU FEE PROGRAM
PARTICIPATION AGREEMENT
A THIS PARTICIPATION AGREEMENT ("Agreement") is entered into this ;jqlh day of ugusl , 2019, by and between the CITY OF CARLSBAD, a municipal corporation of
the State of California ("City"), and Russell Satterly, Susan Satterly and Linda Mino, ("Program
Participant"), is made with reference to the following:
RECITALS
A Program Participant is the owner of certain real property located at 2825 State
Street (APN: 203-294-01-00) in the City of Carlsbad, County of San Diego, State of California,
described in "Exhibit A", attached hereto and incorporated herein by this reference, and is
proposing a project which requires a Minor Site Development Plan (SDP 2019-0002) and
Conditional Use Permit (CUP 2018-0021), which provides conditional approval for a 2,206-
square-foot brewery and tasting room and participation in the Parking In-Lieu Fee Program
for .1 parking space to satisfy the on-site parking requirements ("Project").
B. Condition No. 13 of Planning Commission Resolution No. 7335 states that this
Parking In-Lieu Fee Program Participation Agreement shall be entered into between the City and
the Program Participant following approval of Minor Site Development Plan SDP 2019-0002 and
Conditional Use Permit CUP 2018-0021 for the Project and provides that the Program Participant
pay a Parking In-Lieu Fee for a total of .1 parking space. The Program Participant shall pay the
approved Parking In-Lieu Fee (per parking space) in effect following approval of Minor Site
Development Plan SDP 2019-0002 and Conditional Use Permit CUP 2018-0021 to satisfy the
parking requirement for the Project according to the requirements set forth in this Agreement.
1 CA 11/5/2014
August 27, 2019 Item #9 Page 9 of 140
. ~ APN: 203-294-01-00
PROJECT NO. & NUMBER: SOP 2019-0002/CUP 2018-0021 -PURE PROJECT BREWERY AND TASTING ROOM
NOW, THEREFORE, incorporating the foregoing Recitals and in consideration of the
mutual covenants contained herein, the parties agree as follows:
1.
2.
THE RECITALS ARE TRUE AND CORRECT.
THE ON-SITE PARKING REQUIREMENTS WILL BE SATISFIED THROUGH
THE PAYMENT OF A PARKING IN-LIEU FEE.
(a) Performance under this Agreement satisfies the Program Participant's
obligation for providing .1 on-site parking space for the Project covered by Minor Site Development
Plan SDP 2019-0002 and Conditional Use Permit CUP 2018-0021 by reason of Planning
Commission approval of Minor Site Development Plan SDP 2019-0002 and Conditional Use
Permit CUP 2018-0021, including Condition No. 13 listed in Planning Commission Resolution No.
7335.
(b) The Program Participant shall pay the Parking In-Lieu Fee for a total of .1
parking spaces as established by the City Council, and, as required by Condition No. 13 of
Planning Commission Resolution No. 7335. The fee shall be paid following approval for the
subject project and prior to issuance of a building permit. The fee shall be the sum total of the
fee per parking space needed to satisfy the Project's parking requirement.
(c) The Program Participant shall have no right to designated parking spaces
within the public parking lots located within the Village Review zone, or at any other location within
the City of Carlsbad, nor shall the Program Participant have exclusive use of any public parking
space. Through participation in the subject Parking In-Lieu Fee Program, the Program Participant
agrees to assist the City of Carlsbad in funding the provision of existing, and/or the provision of
new, off-street public parking spaces within the Village Area of the City of Carlsbad. The City
Council has approved Minor Site Development Plan SDP 2019-0002 and Conditional Use Permit
CUP 2018-0021 conditioned upon the Program Participant's payment of a Parking In-Lieu Fee
for a total of .1_parking space.
3. REMEDIES
Failure by the Program Participant to perform in accordance with this Agreement
will constitute failure to satisfy the requirements of Chapter 21.35 of the Carlsbad Municipal Code,
the Village Master Plan and Design Manual, and Condition No. 13 of Planning Commission
Resolution No. 7335. Such failure will allow the City to exercise any and all remedies available
to it including but not limited to withholding the issuance of building permits for the Project.
4. HOLD HARMLESS
Program Participant will indemnify and hold harmless (without limit as to amount)
the City of Carlsbad and its elected officials, officers, employees and agents in their official
capacity (hereinafter collectively referred to as "lndemnitees"), and any of them, from and against
all loss, all risk of loss and all damage, including attorneys' fees and expenses, sustained or
incurred because of or by reason of any and all claims, demands, suits, or actions obtained,
allegedly caused by, arising out of or relating in any manner to Program Participant's actions or
defaults pursuant to this Agreement, and shall protect and defend lndemnitees, and any of them
with respect thereto.
2 CA 11/5/2014
August 27, 2019 Item #9 Page 10 of 140
APN: 203-294-01-00
PROJECT NO. & NUMBER: SOP 2019-0002/CUP 2018-0021 -PURE PROJECT BREWERY AND TASTING ROOM
9. JURISDICTION
Program Participant agrees and hereby stipulates that the proper venue and
jurisdiction for any resolution of disputes between the parties arising out of this Agreement is San
Diego County, California.
10. SEVERABILITY
In the event any provision contained in this Agreement is to be held invalid, void
or unenforceable by any court of competent jurisdiction, the remaining provisions of this
Agreement shall nevertheless, be and remain in full force and effect.
IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be signed
as of the day and year first above written.
PROGRAM PARTICIPANT
Dated:
(Print NamefTitle)
Dated: 6 \ \0\ \g
(Chairman, president or vice-president and secretary, assistant secretary, CFO or assistant
treasurer must sign for corporations. Otherwise, the corporation must attach a resolution certified
by the secretary or assistant secretary under corporate seal empowering the office(s) signing to
bind the corporation.)
(If signed by an individual partner, the partnership must attach a statement of partnership
authorizing the partner to execute this instrument.)
(Proper notarial acknowledgment of execution by Program Participant must be attached.)
4 CA 11/5/2014
August 27, 2019 Item #9 Page 11 of 140
APN: 203-294-01-00
PROJECT NO. & NUMBER: SDP 2019-0002/CUP 2018-0021 -PURE PROJECT BREWERY AND TASTING ROOM
5. NOTICES
All notices required pursuant to this Agreement shall be in writing and may be given
by personal delivery or by registered or certified mail, return receipt requested to the party to
receive such notice at the address set forth below:
TO THE CITY:
Community & Economic Development Department
Planning Division
Attn: City Planner
1635 Faraday Avenue
Carlsbad, California 92008
TO THE PROGRAM PARTICIPANT:
Russell Satterly
909 Rosemary Avenue
Carlsbad, CA 92011
Susan Satterly
3863 Cambridge Court
Oceanside, CA 93056
Linda Mino
1437 Machado Street
Oceanside, CA 92054
Any party may change the address to which notices are to be sent by notifying the other parties
of the new address, in the manner set forth above.
6. ENTIRE AGREEMENT
This Agreement constitutes the entire agreement between the parties and no modification hereof
shall be binding unless reduced to writing and signed by the parties hereto.
7. DURATION OF AGREEMENT
Except for the provisions of Paragraph 4, which shall survive the term of this
Agreement, upon payment of the parking in-lieu fee for the 1 parking space for the Project, the
Program Participant shall have no further obligations under this Agreement.
8. SUCCESSORS
This Agreement shall benefit and bind the Program Participant and any successive
owners of the Project as described in Exhibit A to this Agreement.
3 CA 11/5/2014
August 27, 2019 Item #9 Page 12 of 140
·/
/
APN: 203-294-01-00
PROJECT NO. & NUMBER: SOP 2019-0002/CUP 2018-0021 -PURE PROJECT BREWERY AND TASTING ROOM
APPROVED AS TO FORM:
Dated:
5 CA 11/5/2014
August 27, 2019 Item #9 Page 13 of 140
APN: 203-294-01-00
PROJECT NO. & NUMBER: SOP 2019-0002/CUP 2018-0021 -PURE PROJECT BREWERY AND TASTING ROOM
Address: 2825 State Street
Assessor Parcel No.: 203-294-01-00
EXHIBIT A
LEGAL DESCRIPTION OF PROPERTY
Lot 7 and Lot 8 in Block J of town of Carlsbad, in the City of Carlsbad, according to
Map thereof No. 535, filed in the Office of the County Recorder of San Diego County,
May 2, 1888
6 CA 11/5/2014
August 27, 2019 Item #9 Page 14 of 140
ACKNOWLEDGMENT
A notary public or other officer completing this
certificate verifies only the identity of the individual
who signed the document to which this certificate is
attached, and not the truthfulness, accuracy, or
validity of that document.
State of California
County of Sao Di c3o
beforeme, Madi.son Wilc:novsk?1 Notac~ 8,bl!"e,
(insert name and title o the office
personally appeared 8: VE:, s.c 11 J'at+ecl y ,
who proved to me on the basis of satisfactory evidence to be the personN whose name~)@'~
subscribed to the within instrument and acknowle~ed to me thatQ:ie/st,e~ey executed the same in
~her/their authorized capacity(tes), and that by!b.i,$/har/th.eir signature~) on the instrument the
person('s,), or the entity upon behalf of which the person~) acted, executed the instrument.
I certify under PENAL TY OF PERJURY under the laws of the State of California that the foregoing
paragraph is true and correct.
WITNESS my hand and official seal. rr==i • COMM.12289014 ! : .. ~=~t = My ExpirNOSl18/202S = ......................................
(Seal)
August 27, 2019 Item #9 Page 15 of 140
..
ACKNOWLEDGMENT
A notary public or other officer completing this
certificate verifies only the identity of the individual
who signed the document to which this certificate is
attached, and not the truthfulness, accuracy, or
validity of that document.
State of California
County of o'ao Di~ a
before me, M adj,rnn WilmoysK~. No+a~ Pub Ii e,
(insert name and title f the offi r)
personally appeared ___._~=A ........ _.,,_......,.....,_.."'-'-~----------------.......,..--
who proved to me on the basis of satisfact ry evidence to be the personts) whose name · ~e
subscribed to the within instrument and acknowledged to me that l\e,&Be/they executed the same in
'hls@lth'eir authorized capacity(las), and that by Ns~/t~ir signature($.) on the instrument the
person(\), or the entity upon behalf of which the person~ acted, executed the instrument.
I certify under PENAL TY OF PERJURY under the laws of the State of California that the foregoing
paragraph is true and correct.
WITNESS my hand and official seal.
................................... ,91 i@UADICC::.=:'" i I NOIMY PUBUC • CrAI..FOIIM !
•· SAN DIEGO COUNTY •
: My'Commlellon Explrae 05118'20IS : ......................................
(Seal)
August 27, 2019 Item #9 Page 16 of 140
ACKNOWLEDGMENT
A notary public or other officer completing this
certificate verifies only the identity of the individual
who signed the document to which this certificate is
attached, and not the truthfulness, accuracy, or
validity of that document.
State of California
County of tSaa Qi e3o
On lwgv.::d 10, 2019 before me, Mcadi.sao Wj I movi>ey. No±afrit Pv blir.
(insert name and title of the o er)
personally appeared __....._......,......___,_-LJ.. .......... '----------------------=---
who proved to me on the basis of satisfactory evidence to be the personW whose name~ · ~e
subscribed to the within instrument and acknowledged to me that ~/they executed the same in
~~/their authorized capacity~). and that by hts~/t~ir signature'(-&) on the instrument the
person(~. or the entity upon behalf of which the person('s,)_ acted, executed the instrument.
I certify under PENAL TY OF PERJURY under the laws of the State of California that the foregoing
paragraph is true and correct. ...................................
i~
MMJIIONWILMOVaY -l2288014 I
WITNESS my hand and official seal. I . ""=C:::-1
iMr _.....,..,..; .....................................
Signature ~½2 (Seal)
August 27, 2019 Item #9 Page 17 of 140
ACKNOWLEDGMENT
A notary public or other officer completing this
certificate verifies only the identity of the individual
who signed the document to which this certificate is
attached, and not the truthfulness, accuracy, or
validity of that document.
State of California
County of ___ ..... S'--=a=a.,______.D=-a..,,,i~'-=1--"'"'------
0n ~A~{JQ..,...u ...... s ...... -t ____ :J=---.&--q...__.f/L'-"'--_ before me, ___,Hf--L-""'t ..... C_,_,70.__t'--=-Go-'-m---=-e_7-__,,'-------'--'-N_11"--=Ca_i[j__,____.._P. ...... @ ...... t.L....,i C...___
V (insert name and title of the offl'cer)
personally appeared M atf Hal I
who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are
subscribed to the within instrument and acknowledged to me that he/she/they executed the same in
his/her/their authorized capacity(ies}, and that by his/her/their signature(s) on the instrument the
person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENAL TY OF PERJURY under the laws of the State of California that the foregoing
paragraph is true and correct.
WITNESS my hand and official seal.
Signature~ (Seal)
August 27, 2019 Item #9 Page 18 of 140
EXHIBIT 3
NOT TO SCALE
SITE MAP
Pure Project Brewery and Tasting Room
SOP 2019-0002 / CUP 2018-0021
August 27, 2019 Item #9 Page 19 of 140
EXHIBIT 4
PLANNING COMMISSION RESOLUTION NO. 7335
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A MINOR SITE
DEVELOPMENT PLAN AND CONDITIONAL USE PERMIT FOR A 2,206-
SQUARE-FOOT BREWERY AND TASTING ROOM AND THE PURCHASE OF
ONE (1) PARKING IN-LIEU FEE LOCATED AT 2825 STATE STREET IN THE.
VILLAGE CENTER (VC) DISTRICT OF THE VILLAGE AND BARRIO MASTER
PLAN AND WITHIN LOCAL FACILITIES MANAGEMENT ZONE 1.
CASE NAME: PURE PROJECT BREWERY AND TASTING ROOM
CASE NO.: SOP 2019-0002/CUP 2018-0021 (DEV2018-0196)
WHEREAS, Satterly Properties, 110wner'' and Pure Project, LLC, 11Applicant," has filed a verified
application with the City of Carlsbad regarding property described as
Lot 7 and Lot 8 in Block J of town of Carlsbad, in the City of Carlsbad, according to Map
thereof No. 535, filed in the Office of the County Recorder of San Diego County, May 2,
1888
(11the Property''); and
WHEREAS, said verified application constitutes a request for a Minor Site Development Plan and
Conditional Use Permit as shown on Exhibit(s) "A" -"F" dated June 19, 2019, on file in the Planning
Division SDP 2019-0002/CUP 2018-0021-PURE PROJECT BREWERY AND TASTING ROOM, as provided
by Chapters 21.06, 21.35 and 21.42 of the Carlsbad Municipal Code; and
WHEREAS, the Planning Commission did, on June 19, 2019, 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 persons desiring to be heard, said Commission considered all factors relating to the Minor Site
Development Plan and Conditional Use Permit.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of Carlsbad
as follows:
A) That the foregoing recitations are true and correct.
B) That based on the evidence presented at the public hearing, the Commission
RECOMMENDS APPROVAL of SDP 2019-0002/CUP 2018-0021 -PURE PROJECT
BREWERY AND TASTING ROOM, based on the following findings and subject to the
following conditions:
August 27, 2019 Item #9 Page 20 of 140
Findings:
Minor Site Development Plan SDP 2019-0002
1. That the proposed development or use is consistent with the General Plan and any applicable
master plan or specific plan, complies with all applicable provisions of Chapter 21.06 of the
Carlsbad Municipal Code (CMC), and all other applicable provisions of this code, in that the
proposed 2,206-square-foot brewery and tasting room is consistent with the General Plan and
satisfies the minimum requirements of the Village and Barrio Master Plan (VBMP) and Title 21
of the CMC as it relates to the use, parking, access, public facilities and design, as discussed
below and in the project staff report dated June 19, 2019.
2. That the requested development or use is properly related to the site, surroundings and
environmental settings, will not be detrimental to existing· development or uses or to
development or uses specifically permitted in the area in which the proposed development or use
is to be located, and will not adversely impact the site, surroundings or traffic circulation, in that
the project proposes to convert 2,206 square feet of an. existing building located on the corner
of Christiansen Way and State Street into a brewery and tasting room in the Village Center (VC)
District of the VBMP. Pursuant to the project description provided by the applicant, the
production of the beer onsite will be limited to fermentation in wooden tanks. The initial stages
of the manufacturing process to brew the unfermented beer will be completed offsite.
Therefore, the potential for odors and the need to dispose of solid waste created by spent-
grains will be eliminated. In addition, exhaust porting to the exterior of the building will not be
required. The properties to the north, south and west are also located within the VC District of
the VBMP and include uses such as a theater, restaurant, commercial retail and an ice cream
shop. In addition, several multi-family residential developments are located within a quarter
mile radius of the property. Given the variety of the surrounding land uses, as well as the fact
that the most intensive component of the brewing process is completed offsite, the proposed
brewery and tasting room will not adversely impact the surrounding land uses. The net increase
in average daily trips (ADTs) associated with the change in use from retail to a brewery with a
tasting room is 52 ADTs. The surrounding streets have adequate capacity to accommodate the
ADTs generated by the project.
3. That the site for the intended development or use is adequate in size and shape to accommodate
the use, in that the proposed brewery and tasting room will operate in an existing building
previously occupied with a retail use. No additions to the building are proposed to
accommodate the use. In fact, a portion of the building will be removed to create an outdoor
patio.
4. That all yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the
requested development or use to existing or permitted future development or use in the
neighborhood will be provided and maintained, in that the proposed brewery and tasting room
will operate in an existing building previously occupied with a retail use. A 3.5-foot-tall open
horizontal wood fence is proposed around the perimeter of the outdoor patio which complies
with the standards of the VBMP and complements the materials of the existing building and the
proposed brewery use.
5. ,hat the street systems serving the proposed development or use is adequate to properly handle
all traffic generated by the proposed use, in that the surrounding streets have adequate capacity
to accommodate the 52 Average Daily Trips (ADTs) generated by the project. In addition, State
Street and Christiansen Way are improved with pavement, curb, gutter and sidewalks.
PC RESO NO. 7335 -2-
August 27, 2019 Item #9 Page 21 of 140
Conditional Use Permit CUP 2018-0021
6. 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 the Village and
Barrio Master Plan, in that the proposal to convert 2,206-square feet of a 3,725-square~foot
retail building to a brewery with an accessory tasting room and outdoor patio contributes
toward the goal of providing a lively, interesting social environment in the Village. The addition
of a craft brewery complements the surrounding mix of land uses. In addition, the proposed
project is located adjacent to the Carlsbad Village train station, which provides rail and bus
service throughout the day. The project supports walkability and mobility by locating near
residential and commercial land uses.
7. That the requested use is not detrimental to existing uses or to uses specifically permitted in the
zone in which the propose_d use is to be located in that pursuant to the project description
provided by the applicant, the production of the beer onsite will be limited to fermentation in
wooden tanks. The initial stages of the manufacturing process to brew the unfermented beer
will be completed offsite. Therefore, the potential for odors and the need to dispose of solid .
waste created by spent-grains will be eliminated. In addition, exhaust porting to the exterior of
the building will not be required. The surrounding properties are also located within the VC
District of the VBMP and include uses such a"s a theater, restaurant, commercial retail and an
ice cream shop. In addition, several multi-family residential developments are located within a
quarter-mile radius of the property. Given the variety of the surrounding land uses, as well as
the fact that the most intensive component of the brewing process is completed offsite, the
proposed brewery and tasting room will not be detrimental to existing uses or uses permitted ·
in the VC District of the VBMP.
8. 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 project proposes to convert 2,206 square feet of an existing building located on the
corner of Christiansen Way and State Street into a brewery and tasting room in the Village
Center {VC) District of the VBMP. The remodel is proposed within the existing building
footprint. A portion of the building will be demolished to accommodate the 335 square-foot
outdoor patio. Two parking spaces are existing at the rear of the building, including one
accessible parking stall. One (1) parking in-lieu fee is proposed to be purchased to satisfy the
parking requirement for the intensification in use. A 3.5-foot-tall open horizontal wood fence is
proposed around the perimeter of the outdoor patio which complies with the standards of the
VBMP and complements the materials of the existing building and the proposed brewery use.
9. That the street system serving the proposed use is adequate to properly handle all traffic
generated by the proposed use; in that the surrounding streets have adequate capacity to
accommodate the 52 Average Daily Trips (ADT) generated by the project. In addition, State
Street and Christiansen Way are improved with pavement, curb, gutter and sidewalks.
Parking
10. The Developer/Property owner qualifies to participate in the Parking In-Lieu Fee Program and
participation in the program will satisfy the parking requirements for the project. Justification for
participation in the Parking In-Lieu Fee Program is contained in the following requirements and
findings:
PC RESO NO. 7335 -3-
August 27, 2019 Item #9 Page 22 of 140
General
a. That the Parking In-Lieu Fee Program shall be applicable only to non-residential uses in
specific areas east of the railroad corridor in that the brewery use is non-residential and the
property is located east of the railroad tracks and within the VC District.
b. Only non-residential uses in the VC District {east of the railroad tracks only) and in the VG, FC
and PT districts are eligible to participate in Parking In-Lieu Fee Program in that the proposed
brewery use is non-residential and is located east of the railroad tracks in the VC District.
c. The average occupancy of off-street public parking spaces within a quarter mile radius of the
property boundaries of use requesting to pay the In-Lieu Fee shall be under 85 percent based
on the most recent city-authorized parking study or other information determined acceptable
by the city planner in that based on the most recent data available, which includes the
results of the parking study completed in August 2018 (weekday and weekend), the
maximum average occupancy of the lots located within a quarter mile radius was 78.9
percent (weekday average, 9 AM -9 PM, August 2018).
d. The In-Lieu payment shall always be made for a whole parking space in that the applicant
proposes to purchase one {1) parking in-lieu fee.
e. Fee payment shall not result in a reserved parking space or spaces in that no spaces are
proposed to be reserved.
f. That the use complies with the program's participation restrictions in that it complies with
the above-noted participation requirements.
g. That adequate off-street public parking is available to accommodate the project's parking
demand, based on the city's most recent city-authorized parking study or other information
in that a total of five (5) public parking lots and 274 parking spaces are located within a
quarter mile radius of the property. Based on the most recent data available, which
includes the results of the parking study completed in August 2018 {weekday and weekend),
the maximum average occupancy of the lots located within a quarter mile radius was 78.9
percent (weekday average, 9 AM -9PM, August 2018). This maximum average occupancy
allows for the continued implementation of the parking in-lieu fee program because it is
less than the average 85% threshold for maximum utilization set by the City Council.
Therefore, adequate parking is available within the Village to accommodate the project's
parking demands.
h. That the In-Lieu Fee Program has not been suspended or terminated by the City Council in
that the In-Lieu Fee Program remains in effect.
11. The Planning Commission finds that the project, as conditioned herein, is in conformance with
the Elements of the city's General Plan, and the development standards of the Village and Barrio
Master Plan, based on the facts set forth in the staff report dated June 19, 2019 including, but
not limited to the following:
a. Land Use & Community Design -The proposal to convert 2,206 square feet of a 3,725-
square-foot retail building to a brewery with an accessory tasting room and outdoor
patio contributes toward the goal of providing a lively, interesting social environment
PC RESO NO. 7335 -4-
August 27, 2019 Item #9 Page 23 of 140
in the Village. The addition of a craft brewery complements the surrounding mix of land
uses, which includes multi-family residential units, a theater, retail stores, restaurants
and an ice cream shop.
b. Mobility -The applicant is required to pay traffic impact fees for the intensification in
use prior to the issuance of building permits that would go toward future road
improvements. The proposed project is located adjacent to the Carlsbad Village train
station, which provides rail and bus service throughout the day. The project supports
walkability and mobility by locating near residential and commercial land uses. Bicycle
racks are proposed as a component of the proposed project. In addition, street trees
are existing in the sidewalk adjacent to Christiansen Way.
c. Public Safety -The proposed structural improvements would be required to meet all
seismic design standards. The Fire Department approved the project and indicated that
fire sprinklers are not required for an occupant load less than 100. Therefore, the
proposed project is consistent with the applicable fire safety req~irements. In addition,
the Police Department has approved the proposed brewery use. The project would be
required to develop and implement a program of "best management practices" for the
elimination and reduction of pollutants which enter and/or are transported within
storm drainage facilities. The project has been conditioned to pay all applicable public
facilities fees for Zone 1.
d. Village Center (VC) District Standards -The project as designed is consistent with the
· development standards for the VC District, the VBMP Design Guidelines and all other
applicable regulations set forth in the VBMP as di.scussed in the project staff report and
Attachment 4. The project is not requesting any deviations to the development
standards and the purchase of one (1) parking in-lieu fee satisfies the parking
requirement.
12. The project is consistent wi.th the Citywide Facilities and Improvements Plan, the Local Facilities
Management Plan for Zone 1 and all city public facility policies and ordinances. The project
includes elements or has been conditioned to construct or provide funding to ensure that all
facilities and improvements regarding sewer collection and treatment; water; drainage;
circulation; fire; schools; parks and other recreational facilities; libraries; government
administrative facilities; and open space, related to the project will be installed to serve new
development prior to or concurrent with need. Specifically,
a. The Public Facility fee is required to be paid by Council Policy No. 17 and will be collected
prior to the issuance of building permit.
b. The Local Facilities Management fee for Zone 1 is required by Carlsbad Municipal Code
Section 21.90.050 and will be collected prior to issuance of building permit.
13. The project has been conditioned to pay any increase in public facility fee, or new construction
tax, or development fees, and has agreed to abide by any additional requirements established by
a Local Facilities Management Plan prepared pursuant to Chapter 21.90 of the Carlsbad Municipal
Code. This will ensure continued availability of public facilities and will mitigate any cumulative
impacts created by the project.
14. This project has been conditioned to comply with any requirement approved as part of the Local
Facilities Management Plan for Zone 1.
PC RESO NO. 7335 -5-
August 27, 2019 Item #9 Page 24 of 140
15. That all necessary public facilities required by the Growth Management Ordinance will be
constructed or are guaranteed to be constructed concurrently with the need for them created by
this project and in compliance with adopted city standards.
16. 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 15303, New Construction or Conversion of Small Structures, 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.
17. 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.
Conditions:
NOTE: Unless otherwise specified herein, all conditions shall be satisfied prior to the issuance of the
building permit.
1. 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 Minor Site Development Plan
and Conditional Use Permit.
2. Staff is authorized and directed to make, or require the Developer to make, all corrections and
modifications to the Minor Site Development Plan and 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.
3. Developer shall comply with all applicable provisions of federal, state, and local laws and
regulations in effect at the time of building permit issuance.
4. 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.
5. 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 Minor Site Development Plan and Conditional Use
PC RESO NO. n3s -6-
August 27, 2019 Item #9 Page 25 of 140
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.
6. This project shall comply with all conditions and mitigation measures which are required as part
of the Zone 1 Local Facilities Management Plan and any amendments made to that Plan prior to
the issuance of building permits.
7. This approval shall become null and void if building permits are not issued for this project within
24 months from the date of project approval.
8. Building permits will not be issued for this project unless the local agency providing water and
sewer services to the project provides written certification to the city that adequate water service
and sewer facilities, respectively, are available to the project at the time of the application for the
building permit, and that water and sewer capacity and facilities will continue to be available until
the time of occupancy.
9. 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 CFO
#1 special tax (if applicable), subject to any credits authorized by Carlsbad Municipal Code Section
5.09.040. Developer shall also pay any applicable Lcical Facilities Management Plan fee for Zone
1, 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.
10. Prior to the issuance of the approval of the building permit, 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(n)
Minor Site Development Plan and Conditional Use Permit by Resolution(s) No. 7335 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.
11. All roof appurtenances, including air conditioners, shall be architecturally integrated and
concealed from view and the sound buffered from adjacent properties and streets, in substance
as provided in Building Department Policy No. 80-6, to the satisfaction of the Directors of
Community Development and Planning.
12. No outdoor storage of materials shall occur onsite unless required by the Fire Chief. When so
required, the Developer shall submit and obtain approval of the Fire Chief and the City Planner of
an Outdoor Storage Plan, and thereafter comply with the approved plan.
13. Prior to issuance of building permits, the Developer shall enter into a Parking In-Lieu Fee
Participation Agreement and pay the established Parking In-Lieu Fee for! parking space. The
fee shall be the total of the fee per parking space in effect at the time of the building permit
PC RESO NO. 7335 -7-
August 27, 2019 Item #9 Page 26 of 140
issuance times the number of parking spaces needed to satisfy the project's parking
requirement (1 space total).
Engineering
General
14. Prior to hauling dirt or construction materials to or from any proposed construction site within
this project, developer shall apply for and obtain approval from, the city engineer for the proposed
haul route.
15. 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.
16. Prior to issuance of the building permit, the developer shall complete the processing of a lot line
adjustment between Lot 7 and Lot 8 of Map No. 535.
Storm Water Quality
17. 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 control practices or devices, erosion control to prevent silt runoff during
construction, 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.
18. Developer shall complete and submit to the city engineer a Determination of Project's SWPPP
Tier Level and Construction Threat Level Form pursuant to City Engineering Standards. Developer
shall also submit the appropriate Tier level Storm Water Compliance form and appropriate Tier
level Storm Water 'Pollution Prevention Plan {SWPPP) to the satisfaction of the city engineer.
Developer shall pay all applicable SWPPP plan review and inspection fees per the city's latest fee
schedule.
19. Developer is responsible to ensure that all final design plans (grading plans, improvement plans,
landscape plans, building plans, etc.) incorporate.all source control, site design, pollutant control
BMP and applicable hydromodification measures.
Dedications/Improvements
20. Prior to any work or equipment staging in city right-of-way or public easements, Developer shall
apply for and obtain a right-of-way permit to the satisfaction of the city engineer.
Utilities
21. Developer shall meet with the fire marshal to determine if fire protection measures (fire flows,
fire hydrant locations, building sprinklers) are required to serve the project. Fire hydrants, if
PC RESO NO. 7335 -8-
August 27, 2019 Item #9 Page 27 of 140
proposed, shall be considered public improvements and shall be served by public water mains to
the satisfaction of the district engineer.
22. Sizes and locations of water service, water meter, and backflow preventer shall be shown on
the building plans and shall be provided and justified to the satisfaction of the district engineer
and city engineer. The locations and sizes of said services shall be reflected on public
improvement plans.
23. Sizes and locations of sewer laterals shall be shown on the building plans and shall be provided
and justified to the satisfaction of the district engineer and city engineer. The locations and
sizes of the sewer laterals shall be reflected on public improvement plans.
Code Reminders
24. Developer shall pay planned local area drainage fees in accordance with Section 15.08.020 of the
City of Carlsbad Municipal Code to the satisfaction of the city engineer.
25. Developer shall pay traffic impact and sewer impact fees based on Section 18.42 and Section
13.10 of the City of Carlsbad Municipal Code, respectively. The Average Daily Trips (ADT) and floor
area contained in the staff report and shown on the tentative map are for planning purposes only.
26. . Prior to the issuance of a building permit, Developer shall pay a Public Facility fee as required by
Council Policy No. 17.
27. Prior to the issuance of a building permit, Developer shall pay the Local Facilities Management
fee for Zone 1 as required by Carlsbad Municipal Code Section 21.90.050.
28. 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 issuance,
except as otherwise specifically provided herein.
29. Premise identification (addresses) shall be provided consistent with Carlsbad Municipal Code
Section 18.04.320.
30. Any signs proposed for this development shall at a minimum be designed in conformance with
the Village and Barrio Master Plan and shall require review and approval of the City Planner prior
to installation of such signs. ·
31. Developer acknowledges new forthcoming requirements related to the city's Climate Action Plan ·
(CAP) will likely impact development requirements of this project and may be different than what
is proposed on the project plans or in the project's CAP Checklist. Developer acknowledges the
new CAP requirements are related to energy efficiency, photovoltaic, electric vehicle charging,
water heating and traffic demand management requirements, as set forth in City Council
Ordinance Nos. CS-347, CS-348, CS-349 and CS-350 and City Council Resolution No. 2019-024, are
available on the city's website. CAP requirements may impact, but are not limited to, site design
and local building code requirements. If incorporating new CAP requirements results in
substantial modifications to the project, then prior to issuance of development permits,
Developer may be required to submit and receive approval of a Consistency Determination or
Amendment for this project through the Planning Division. Once adopted as part of Title 18 and
in effect, compliance with the new CAP requirements must be demonstrated on or with the
construction plans prior to issuance of the applicable development permits.
PC RESO NO. 7335 -9-
August 27, 2019 Item #9 Page 28 of 140
NOTICE
Please take NOTICE that approval of your project includes the "imposition" of fees, dedications,
reservations, or other exactions hereafter collectively referred to for convenience as "fees/exactions."
You have 90 days from date of approval to protest imposition of these 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
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
fees/exactions of which you have previously been given a NOTICE similar to this, or as to which the statute
of limitations has previously otherwise expired.
PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning Commission of the City
of Carlsbad, California, held on June 19, 2019, by the following vote, to wit:
AYES: Chair Luna, Commissioners Geidner, Meenes, Merz, and Stine
NOES: Commissioner Lafferty
ABSENT: Commissioner Anderson
ABSTAIN:
CAROLYN LUNA, airperson
CARLSBAD PLANNING COMMISSION
ATTEST:
TERI DELCAMP
Principal Planner
PC RESO NO. 7335 -10-
August 27, 2019 Item #9 Page 29 of 140
EXHIBIT 5
ltemNo. 0
P.C. AGENDA OF: June 19, 2019
Application complete date: April 15, 2019
Project Planner: Shannon Harker
Project Engineer: Jennifer Horodyski
SUBJECT: SDP 2019-0002/CUP 2018-0021 (DEV2018-0196) -PURE PROJECT BREWERY AND
TASTING ROOM -Request for a recommendation of approval of a Minor Site
Development Plan and Conditional Use Permit for a 2,206-square-foot brewery and
tasting room and the purchase of one (1) parking in-lieu fee. The site is located at 2825
State Street in the Village Center (VC) District of the Village and Barrio Master Plan and
within Local Facilities Management Zone 1. The City Planner has determined that this
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 is therefore categorically exempt
from the requirement for the preparation of environmental documents pursuant to
section 15303 (New Construction or Conversion of Small Structures) of the State CEQA
guidelines.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7335 RECOMMENDING
APPROVAL of Site Development Plan SDP 2019-0002 and Conditional Use Permit CUP 2018-0021 to the
City Council based on the findings and subject to the conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
Project Setting:
The 0.11-acre site is located on the corner of State Street and Christiansen Way and adjacent to the State ·
Street alley to the west. The property is developed with a 3,725-square-foot retail building, the rear
portion of which is currently vacant. The front or eastern portion of the building is occupied by the
Handel's Ice Cream shop. The project is located outside of the Coastal Zone and within the Village Center
(VC) District of the Village and Barrio Master Plan (VBMP).
Table A below includes the General Plan designations, zoning and current land uses of the project site and
surrounding properties.
TABLE A-SITE AND SURROUNDING LAND USE
Location General Plan Designation Zoning Current Land Use
Village/Barrio (VB) Village/Barrio (V-B) -Retail-Handel's Ice Cream
Site Village Center (VC)
District
Village/Barrio (VB) Village/Barrio (V-B) -New Village Arts Theater
North Village Center (VC)
District
August 27, 2019 Item #9 Page 30 of 140
SOP 2019-0002/CUP 2018-0021 (DEV2018-0196) -PURE PROJECT BREWERY AND TASTING ROOM
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Village/Barrio (VB) Village/Barrio (V-B) -Shorehouse Kitchen
South Village Center (VC)
District
Village/Barrio (VB) Village/Barrio (V-B) -Retail and Theater
East Village Center (VC)
District
Village/Barrio (VB) Village/Barrio (V-B) -Carlsbad Village Train
West Village Center (VC) Station
District
Project Description:
The project applicant, Pure Project Brewing, is requesting approval of a Minor Site Development Plan and
Conditional Use Permit to convert 2,206 square feet of a single-story retail building located at 2825 State
Street (APN 203-294-01) into a craft brewery with a tasting room. The uses in the brewery include a 1,482-
square-foot retail, storage and production area, as well as 724-square-foot tasting area, whii:;h includes a
335-square-foot patio. The northwest corner of the building is proposed to be demolished to create the
outdoor patio. Additional minor modifications to the exterior of the structure are proposed to
accommodate the use, including the addition of windows and the replacement of an existing metal roll-
up door on the north elevation with a new glass and aluminum roll-up door which will serve as the public
entrance to the brewery. A 3.5-foot-tall horizontal wood fence is proposed around the perimeter of the
outdoor patio.
Based on information provided by the applicant, the initial stages of the manufacturing process to brew
beer will be completed offsite at Pure Project's primary production facility located in San Diego. The
applicant has described the process as follows:
a. Unfermented beer will be produced at a brewing facility offsite. Once the unfermented beer is
created, it will be transferred to the proposed brewery where yeast will be added to produce
beer. Once the yeast has been added, the liquid will mature in fermentation tanks proposed to
be located within the building. Upon maturation, the beer will be packaged into stainless steel
kegs and stored in a walk-in cooler onsite. The fermentation tanks are comprised of large wooden
tanks with the following approximate dimensions: 78.7" high, 57.9" wide, and 72.8" long. Each
tank holds approximately 1,600 gallons of beer. Smaller wooden barrels would also be used for
further storage and beer maturation as needed. The fermentation tanks will be fitted with air
locks to prevent odors from escaping. A residential-sized water heater will be used on site for
cleaning and pasteurization of parts, hoses, and other equipment.
b. The production of the unfermented beer offsite will eliminate the need to dispose of the solid
refuse made by spent-grains used in the process. It will also eliminate the need for steam and gas
exhaust porting to the exterior of the building. The fermentation of the beer onsite will generate
a liquid by-product that can be disposed through the local sewer system.
c. The weekly output of beer produced onsite will be dependent upon the demands of the tasting
room. The production levels will comply with the minimum requirements per the Type 23 (i.e.,
Small Beer Manufacturer License) Alcohol Beverage Control (ABC) license and will not exceed the
maximum levels as specified in the license.
d. The bottling of beer onsite is not proposed. Beer will be packaged into stainless steel kegs or
growlers sold onsite.
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The conversion of the vacant retail space into a brewery with a tasting room is an intensification which
results in the requirement for one additional parking space. Since the site is fully developed and the
existing stalls at the rear of the site existed as parking for the retail use, the applicant proposes to purchase
one (1) parking in-lieu fee through the Village Parking In-Lieu Fee Program to satisfy the parking
requirements. The findings related to the request for the parking in-lieu fee are discussed in Section B of
the staff report, as well as in Planning Commission Resolution No. 7335.
Pursuant to the land use matrix for the Village and Barrio Master Plan, a brewery is a conditionally-
permitted use and is subject to special regulations which are required to be analyzed as part of the
Conditional Use Permit (CUP). A Minor Site Development Plan (SDP) is required for the intensification in
use which results in additional parking. While the Minor SDP is typically an administrative-level decision,
because the CUP requires City Council approval, the SDP also requires City Council approval.
Ill. ANALYSIS
The proposed project is subject to the following ordinances, standards, and policies:
A. Village-Barrio (VB) General Plan Land Use Designation;
B. Village-Barrio (V-B) Zone (CMC Chapter 21.35), Village Center (VC) District of the Village and Barrio
Master Plan; and
C. Growth Management Ordinance (CMC Chapter 21.90), Local Facilities Management Plan Zone 1.
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 ofthe above regulations
and policies is discussed in the sections below.
A. Village-Barrio (VB) General Plan Land Use Designation
The subject property has a General Plan Land Use designation of Village-Barrio (VB} and is within the
Village Center (VC) District of the Village and Barrio Master Plan (VBMP). As discussed in Table B below,
the project complies with the Elements of the General Plan.
TABLE B-GENERAL PLAN COMPLIANCE
Element Use, Classification, Goal, Objective, or Proposed Uses & Improvements Comply? Program
Land Use & Goal 2-G.29 The proposal to convert 2,206 Yes
Community Maintain and enhance the Village as a square feet of a 3,725-square-foot
Design center for residents and visitors with retail building to a brewery with
commercial, residential, dining, civic, an accessory tasting room and
cultural and entertainment activities. outdoor patio contributes toward
the goal of providing a lively,
Goal 2-G .30 interesting social environment in
Develop a distinct identity for the the Village. The addition of a craft
Village by encouraging a variety of brewery complements the
uses and activities, such as a mix of surrounding mix of land uses,
residential, commercial office, which includes multi-family
restaurants and specialty retail shops, residential units, a theater, retail
which traditionally locate in a stores, restaurants and an ice
pedestrian-oriented downtown area cream shop.
August 27, 2019 Item #9 Page 32 of 140
SDP 2019-0002/CUP 2018-0021 (DEV2018-0196) -PURE PROJECT BREWERY AND TASTING ROOM
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Element Use, Classification, Goal, Objective, or Proposed Uses & Improvements Comply? Program
and attract visitors and residents from
across the community by creating a
lively, interesting social environment.
Mobility Policy 3-P.5 The applicant is required to pay Yes
Require developers to construct or traffic impact fees for the
pay their fair share toward intensification in use prior to the
improvements for all travel. modes issuance of building permits that
consistent with the Mobility Element, would go toward future road
the Growth Management Plan, and improvements.
specific impacts associated with their
development. The proposed project is located
adjacent to the Carlsbad Village
Policy 3-P.29 train station, which provides rail
Evaluate incorporating pedestrian and and bus service throughout the
bicycle infrastructure within the city as day. The project supports
part of any private development or walkability and mobility by
capital project. locating near residential and
commercial land uses.
Goal 3-G.3
Provide inviting streetscapes that Bicycle racks are proposed as a
encourage walking and promote component of the proposed
livable streets. project. In addition, street trees
are existing in the sidewalk
adjacent to Christiansen Way.
Public Safety Goal 6-G.l The proposed structural Yes
Minimize injury, loss of life, and improvements would be required
damage to property resulting from to meet all seismic design
fire, flood, hazardous material release, standards. The Fire Department
or seismic disasters. approved the project and
' indicated that fire sprinklers are
Policy 6-P.6 not required for an occupant load
Enforce the requirements of Titles 18, less than 100. Therefore, the
20, and 21 pertaining to drainage and proposed project is consistent
flood control when reviewing with the applicable fire safety
applications for building permits and requirements. In addition, the
subdivisions. Police Department has approved
the proposed brewery use.
Policy 6-P.34
Enforce the Uniform Building and Fire The project would be requi red to
codes, adopted by the city, to provide develop and implement a program
fire protection standards for all of "best management practices"
existing and proposed structures. for the elimination and reduction
of pollutants which enter and/or
Policy 6-P.39 are transported within storm
Ensure all new development complies drainage facilities.
with all applicable regulations
August 27, 2019 Item #9 Page 33 of 140
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Element Use, Classification, Goal, Objective, or Proposed Uses & Improvements Comply? Program
regarding the provision of public The project has been conditioned
utilities and facilities. to pay all applicable public
facilities fees for Zone 1.
B. Village-Barrio Zone (CMC Chapter 21.35) and Village Center District
The subject property is located within the Village Center (VC) District of the Village and Barrio Master Plan
(VBMP). Breweries are conditionally-permitted and are required to comply with special regulations. No
variances or standards modifications are being requested for the project. The project's compliance with
the development standards specific to the VC District, as well as the area-wide standards within the VBMP,
are provided in Tables C and D below. The project's compliance with the conditional use permit
regulations of the VBMP are provided in Table E below. Please see Attachment 4 for an analysis of the
project's compliance with the Design Guidelines of the VBMP.
Standard
Front Yard
Setback
Side Yard
Setback
Rear Yard
Setback
Lot Coverage
Service and
Delivery
Areas
Building
Height
TABLE C -COMPLIANCE WITH THE VILLAGE AND BARRIO MASTER PLAN
VILLAGE CENTER (VC) DISTRICT
Required/ Allowed Proposed
Minimum of O feet; maximum of 5 feet to building at Zero setback; the
the ground floor. existing building is
located on the
Additional depth permitted where area includes a property line. The
plaza, courtyard, or outdoor dining. Additional depth proposed outdoor
is also permitted to accommodate electrical patio will also be
transformers, utility connection, meter pedestals, and located on the
similar equipment only if other locations are infeasible north property
as determined by the decision-maker. line, facing
Christiansen Way.
Awnings, canopies, upper floor balconies, plazas,
courtyards, and outdoor dining are permitted to
encroach within the setback up to the property line.
Minimum ten-foot landscape setback where surface
parking areas are located adjacent to a public street.
No minimum setback Zero; building is
located on the
property line.
No minimum setback 39'
No maximum 75 percent
Service and loading areas shall be conducted using All service and
alley access where the condition exists. loading activities
will occur off the
State Street alley
to the west.
Maximum 45 feet, 4 stories 12' -13', one story
Comply?
Yes
Yes
Yes
Yes
Yes
Yes
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Standard
Building
Massing
Parking
Ground
Floor Street
Frontage
Uses
Required/ Allowed
Maximum wall plane and roofline variation:
No building fac;:ade visible from any public street shall
extend more than 40 feet in length without a 5-foot
minimum variation in the wall plane, as well as a
change in roofline.
Brewery/Distillery/Winery:
One space per 150 square feet of the tasting room
and one space per 415 square feet for all other uses
(e.g. production, storage, and retail sales).
Converting uses (buildings existing as of Master Plan
adoption date):
Building space may be converted from one use to
another without additional parking, provided both
uses have the same parking requirements set forth
within Section 2.6.6. If the new use has a higher
parking requirement than the existing use, 50 percent
of the additional parking based on the higher parking
requirement shall be provided.
Existing gross floor area: 2206 SF
Parking calculation for prior retail use:
2,206 SF+ 415 SF = 5.3 spaces for retail use
Parking calculation for proposed brewery use,
including outdoor patio:
Tasting room: 725 SF+ 150 SF= 4.8 spaces
Retail/storage: 1,481 SF+ 415 SF= 3.5 spaces
4.8 + 3.5 = 8.3 spaces for brewery
8.3 spaces -5.3 spaces = 3 additional spaces
3 spaces x 0.50 = 1.5 spaces; round down to 1;
**1 parking in-lieu fee required to be purchased
New ground floor street frontage uses permitted
within the boundaries of the use restriction area
identified on Figure 2-2 shall occupy more than one-
half of the habitable space developed on the ground
floor and shall span at least 80 percent of the building
frontage.
Proposed
The north fac;:ade
of the existing
building is 75 feet
in length. The
demolition of 335
square feet at the
northwest corner
of the building to
create an outdoor
patio will bring the
north fac;:ade into
compliance with
this requirement.
Comply?
Yes
One parking in-lieu Yes
fee is proposed to
be purchased.
Please see
discussion below
and Planning
Commission
Resolution No.
7335 for findings
for approval.
The proposed Yes
brewery and
existing Handel's
ice cream shop are
uses which are
permitted on the
ground floor and
August 27, 2019 Item #9 Page 35 of 140
SDP 2019-0002/CUP 2018-0021 (DEV2018-0196) -PURE PROJECT BREWERY AND TASTING ROOM
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Standard
Standard
Ingress and
Egress
Property
Line
Walls/Fences
Building
Orientation
Building
Entrances
Roof
Protrusions
Window
Glazing
Required/ Allowed Proposed
Up to 20 percent of the building frontage may be used occupy 100
for a lobby or entryway to uses above or behind percent of the
ground floor street frontage uses. building frontage.
TABLED -COMPLIANCE WITH THE VILLAGE AND BARRIO MASTER PLAN
AREA-WIDE STANDARDS
Required/ Allowed Proposed
Development shall be permitted a maximum of one An existing
access point from the public street. driveway off the
State Street alley
A driveway curb cut shall not exceed 20 feet in width provides access to
and shall maintain a free line of sight. the existing
parking stalls at
the rear of the
building.
Maximum height in front yard setback: 3.5' A 3.5' horizontal
Maximum height in side/rear yard setback: 6' wood fence is
proposed around
Wall/fence height shall be measured from the lowest the perimeter of
side of finished grade. the outdoor patio.
Buildings shall be oriented toward primary street The existing
frontage. building has a zero
setback along State
Street and
Christiansen Way
and is therefore
oriented toward
the street
frontages.
The primary entrance of a ground floor commercial The entrance to
use shall be oriented toward the primary street the brewery is
frontage. oriented toward
Christiansen Way.
Roof-mounted mechanical equipment and The project is
freestanding screening that is not architecturally conditioned to
integrated shall be set back from the building face at require screening
least equivalent to the height of the screening. for any roof-
mounted
mechanical
equipment that
will be visible.
The bottom of any window or product display window All proposed
shall not be more than 3.5 feet above the adjacent windows are less
sidewalk. than 3.5 feet
above the
Transparent or translucent glazing is required on the sidewalk. In
ground-floor fa!;ade of a commercial or retail use addition, the
windows and
Comply?
Comply?
Yes
Yes
Yes
Yes
Yes
Yes
August 27, 2019 Item #9 Page 36 of 140
SDP 2019-0002/CUP 2018-0021 (DEV2018-0196) -PURE PROJECT BREWERY AND TASTING ROOM
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Standard Required/ Allowed Proposed
facing a public street. Opaque, reflective or dark · doors will have
tinted glass is not permitted. transparent
glazing.
TABLE E -COMPLIANCE WITH THE CONDITIONAL USE PERMIT
SPECIAL REGULATIONS FOR BREWERIES
STANDARD ANALYSIS
Deliveries of materials and supplies As the proposed project is not located adjacent
shall not occur during hours that would to any residential land uses, no impacts related
negatively impact residents within the to the delivery of materials and supplies are
vicinity of the brewery's location. anticipated.
By-products or waste from production The applicant proposes to produce unfermented
shall be removed within 24 hours and beer at a brewing facility offsite. The production
properly disposed of off the property. of the unfermented beer generates the bulk of
the by-products since it entails extracting liquid
from ground malt, hops or other grains.
The production of the unfermented beer offsite
will eliminate the solid refuse made by spent-
grains. used in the process and would also
eliminate the need for steam and gas exhaust
porting to the exterior of the building. The
fermentation of the beer onsite will generate a
liquid by-product that can be disposed through
the local sewer system.
Fermentation tanks shall be located The fermentation tanks are proposed to be
indoors and installed with a filter to located inside the brewery and will be fitted with
reduce the odor emanating from the air locks to prevent odors from escaping indoors.
brewery site.
Parking In-Lieu Fee Program
Comply?
Comply?
Yes
Yes
Yes
As discussed in Table C above, the project proposes to the satisfy the requirement to provide one (1)
parking space by participating in the Parking In-Lieu Fee Program of the VBMP. The fees collected from
the Parking In-Lieu Fee Program are deposited into an earmarked, interest-bearing fund to be used for
construction of new, or maintenance of existing, public parking facilities within the Village Area .
Pursuant to the VBMP, participation in the Parking In-Lieu Fee Program is subject to the following
requirements:
a. The Parking In-Lieu Fee Program shall be applicable only to non-residential uses in specific areas
east of the railroad corridor.
b. Only non-residential uses in the Village Center (VC) district (east of the railroad tracks only) and
in the Village General (VG), Freeway Commercial (FC) and Pine-Tyler Mixed-Use (PT) districts are
eligible to participate in the Parking In-Lieu Fee Program.
c. The average occupancy of off-street public parking spaces within a quarter mile radius of the
property boundaries of the use requesting to pay the In-Lieu Fee shall be under 85 percent based
on the most recent city-authorized parking study or other information determined acceptable by
the city planner.
August 27, 2019 Item #9 Page 37 of 140
SDP 2019-0002/CUP 2018-0021 (DEV2018-0196} -PURE PROJECT BREWERY AND TASTING ROOM
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d. The In-Lieu payment shall always be made for a whole parking space.
e. Fee payment shall not result in a reserved parking space or spaces.
In addition, the following findings must be made by the appropriate decision-making authority:
a. The use complies with the program's participation restrictions;
b. Adequate off-street public parking is available to accommodate the project's parking demand,
based on the city's most recent city-authorized parking study or other information; and
c. The In-Lieu Fee Program has not been suspended or terminated by the City Council.
The subject property is located east of the railroad tracks and within the VC District. In addition, the
proposed brewery is a non-residential use. A total of five (5) public parking lots and 274 parking spaces
are located within a quarter mile radius of the property. Based on the most recent data available, which
includes the results of the parking study completed August 2018 (weekday and weekend), the maximum
average occupancy of the lots located within a quarter mile radius was 78.9 percent (weekday average, 9
AM -9 PM, August 2018), which is less than the threshold of an average of 85 percent. Based on these
findings, it is staffs recommendation that the proposed project warrants granting participation in the
Parking In-Lieu Fee Program and the purchase of one (1) parking in-lieu fee. If the City Council grants
participation in the Parking In-Lieu Fee Program, the project will satisfy its parking requirement as set
forth in the Village and Barrio Master Plan.
As a condition of project approval, the applicant shall be required to enter into an agreement to pay the
parking in-lieu fee prior to the issuance of building permits for the project. The current fee is $11,240 per
required parking space.
C. Growth Management
The proposed project is located within Local Facilities Management Zone 1 in the Northwest 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 F below.
TABLE F -GROWTH MANAGEMENT COMPLIANCE
Standard Impacts Compliance
City Administration N/A N/A
Library N/A N/A
Waste Water Treatment 1 EDU Yes
Parks N/A N/A
Drainage Basin A; N/A Yes
Circulation 52ADT Yes
Fire Station 1 Yes
Open Space N/A N/A
Schools N/A N/A
Sewer Collection System 1 EDU Yes
Water 400 GPD Yes
IV. ENVIRONMENTAL REVIEW
The City Planner has determined that the project belongs to a class of projects that the State Secretary
for Resou rces has found do not have a significant impact on the environment, and it is therefore
August 27, 2019 Item #9 Page 38 of 140
SOP 2019-0002/CUP 2018-0021 (DEV2018-0196) -PURE PROJECT BREWERY AND TASTING ROOM
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categorically exempt from the requirement for the preparation of environmental documents pursuant to
Section 15303 (New Construction or Conversion of Small Structures) Class 3 Categorical Exemption of the
State CEQA Guidelines. The project entails the conversion of an existing small structure not exceeding
2,500 square feet in floor area from one use to another where only minor modifications are made to the
exterior of the structure. In addition, the project does not involve the use of hazardous substances. 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. A Notice of Exemption will be filed by the City Planner
upon final project approval.
The project's compliance with the recently-adopted Climate Action Plan Ordinances, if deemed applicable,
will be verified prior to issuance of the building permit.
V. DEVELOPMENT PROJECT PUBLIC INVOLVEMENT POLICY
The proposed project is subject to the Early Public Notice and the Enhanced Stakeholder Outreach
processes outlined in City Council Policy No. 84 -Development Project Public Involvement Policy. The
policy requires applicants of certain development projects, such as the proposed Conditional Use Permit,
to provide an opportunity for, and to consider input from interested and affected stakeholders prior to
project consideration by city decision-makers.
On November 21, 2018, the applicant mailed an early public notice and an invitation to a stakeholder
outreach meeting to property owners within 600 feet of the project site. On December 13, 2018, an
informational meeting was held onsite with the surrounding community. Approximately 25-30 individuals
attended the meeting, a majority of which comprised the applicant's project team. Project renderings as
well as the site and floor plans were posted for the public to review. Comment cards were available;
however, no comments were received. Verbal feedback received from the public was positive. The early
public notice and the informational meeting described above satisfy the requirements of City Council
Policy No. 84.
ATTACHMENTS:
1. Planning Commission Resolution No. 7335
2. Location Map
3. Disclosure Statement
4. Village and Barrio Master Plan Design Guidelines Analysis
5. Reduced Exhibits
6. Full Size Exhibits "A" -"F" dated June 19, 2019
August 27, 2019 Item #9 Page 39 of 140
NOT TO SCALE
SITE MAP
Pure Project Brewery and Tasting Room
SOP 2019-0002 / CUP 2018-0021
August 27, 2019 Item #9 Page 40 of 140
Cti_v (Jl
/ ',·· ... i.;;.b-·1 -f _ dJ ,_, uCt
D1SCLOSURE S ATE ENT
Pti -J (A)
Planning Division
163.5 Farada'/ Ave,iue
/760) 602-4610
www.carlsbadc;;.gm1
Applicanfs 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, Com117ission
or Committee.
The following information MUST be disclosed at the time of application submittal. Your proJect
cannot be reviewed unti! this information is completed. Piease pi-int.
Note:
Person is definad as "Any individual, firm. co-partnership. Joint venture. association, social club, fraterna:
organization, corporation, esiate , trust, receiver, syndicate, in this and any other county, city and cou nty
city rm micipality, district or other political 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 properly owner
must be provided below
APPLICANT (Not the applicant's agent)
Provide the COMPLETE, LEGAL names and addresses of ALL persons having a
rinanctal interest ln the application. Jf the applicant inclLides a corporation or partnersl1!p,
,nclude 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.)
Person Jesse Pine Corp/Part Pure Project. LLC
Title ____________ _ Title ______________ _
,~.ddress 9o;m Kenamar Dr. ;t30il Sar. Dione. CA 9212 1 Ad dress 9030 Kenamar Dr #308 San Diego CA .92i2 '
.2. OWNER (Not tl1e owner's agent)
Provide the COMPLETE1 LEGAL names and addresses of ALL persons having any
::;wnership interest in the property involved. Also, provide the nature of the legal
,)wnership (i.e., partnership, tenants in common. non-profit. corporation, etc.). If the
ownership includes a corporation or oartnersl1ip. include the names, titles, addresses of
all indivi duals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE
THAN 10% OF THE SHARES. PLEASE INDICATE NON-APPLICABLE (NIA} 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.)
Person I .,(u1JL, ff")1no Co_rp/PartSAJ3,i\ZL\.J Prticeme<; c -I I
Title C. t• C• \.:.)¥\f !i':_ Title ______________ _
Address ____________ _
Page ·1 ci '.l Re11isecl 0'11 10
August 27, 2019 Item #9 Page 41 of 140
3 NON-PROFIT ORG NIZATION Of< t RUSl
If any pe1·son id6n!ified pursuant to ('l) or ('.2 ) above is a nonprnfit organization or a rrust
lisi the names and addresses of ANY pe rson ser1ing as an officer or director of tl,e noi-,-
profit organization or as trustee or beneficiary of the
Non Profit/Trust Non Proflt/Trus~----------
l,!!e ____________ _ Title _____________ _
Address __________ _ A,Jd1·ess ____________ _
-!. 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 I I I No l'f yes, please indicate person(s): ___________ _
NOTE: Attach additional sheets if nec:;essary
l certify that al l the above information is true and correct to the best of my knowledge.
~k\ ... ~\.Li,a_~V\ (,'-Q..u_,_> 1 D \ \. c\ 1);
.. ~.---_>--------; ~ _( .,. --.. -
·-... ;.,, . -
Signature of owner/date _,,.,Sig11ature of applicant/date
/
Print or type name of owner Pri1i or type name of applicant
pplicanfs agent if applicable/date
BI LL HOFMAN. HOFMAN PLANNING A.ND ENGIMEER!t'>JG
Print or type naine of owner/applicant's agent
P-11AJ Page 2 of ~ Rev1,ed 0711 G
August 27, 2019 Item #9 Page 42 of 140
ATTACHMENT 4
VILLAGE AND BARRIO MASTER PLAN DESIGN GUIDELINES ANALYSIS
SDP 2019-0002/CUP 2018-0021(DEV2018-0196) -PURE PROJECT BREWERY AND TASTING ROOM
INTENT
The Design Guidelines (guidelines) intend to implement and enhance the existing character within the Village and Barrio as new development and property
improvements occur. Together, the Village and Barrio are a unique, mixed-use environment. They serve as both a shopping and entertainment destination as well
as a place to live and work. The guidelines aim to improve the character of the Village and Barrio while improving livability. Guidelines address many components
of building style and orientation, including site layout, building massing, roof form, building fa~ades, and appurtenances. Images are intended to provide a visual
example of a targeted topic described in the caption and may not represent all aspects and direction provided within this document. Through these areas of
focus, the guidelines strive to foster authentic designs with straightforward and functional construction.
All development should align with the spirit and intent of the design guidelines presented in this chapter. Designers and developers should consider at a
minimum that these guidelines are a starting point for quality development, and do not comprise every possible strategy for achieving high quality design.
Therefore, it is prudent that designers use their own techniques for achieving authentic, high quality design. The following guidelines apply to all new and
remodeled development within the entire Master Plan Area unless exempt as determined by Section 6.3.2.
2.8.2 SITE PLANNING GUIDELINES
A.
1.
2.
3.
4.
5.
6.
7.
Site layout
Place buildings adjacent to, and oriented towards, the street. Locate prominent
architectural features near corners and intersections.
Orient storefronts and major building entries towards major streets, courtyards,
or plazas.
Minimize gaps between buildings in order to create a continuous, pedestrian-
oriented environment.
Place parking lots so as not to interrupt commercial street frontages.
Incorporate functional and aesthetic vehicular and pedestrian connections to
adjacent sites.
Creates mall pedestrian plazasalongthestreet wall through the use of
recesses in building form.
Provide easily identifiable pedestrian access from the street and/or sidewalk to
key areas within the site.
8. Incorporate plazas, landscaped areas, fountains, public art, textured pavement,
and vertical building features to create focal points that enhance a pedestrian's
experience.
9. Utilize atriums and outdoor courtyards to increase the variety and number of
views and to bring additional sunlight into large developments.
10. Give careful design consideration to corner lots, as they are typically a focal
point in the urban fabric.
11. Utilize courtyards or other methods to break up the building mass and provide
natural ventilation, wherever possible.
B.
1.
2.
3.
4.
Parking and access
Locate parking behind buildings and away from the street, wherever possible.
Use pervious paving materials, whenever possible.
Buffer residential uses from commerci.al parking lots by landscaping, fencing,
and/or walls.
When walls or fences are utilized to screen parking, provide breaks to allow for
pedestrian circulation and limit height for safety and security purposes.
5. Divide large parking lots into smaller areas with landscaping and clearly
marked pedestrian paths.
1
CONSISTENCY STATEMENT
The brewery and tasting room are
proposed in an existing building
which is located on the front and
street-side property lines. The
building does not have any gaps and
provides a continuous, pedestrian-
oriented environment. The addition
of the outdoor patio further
enhances the pedestrian and
customer experience.
Two existing parking spaces are
located to the rear of the building,
off the State Street alley.
Bicycle racks are proposed to be
installed adjacent to the outdoor
patio and adjacent to the existing
transformer.
August 27, 2019 Item #9 Page 43 of 140
6. Highlight primary pedestrian access paths within parking areas with decorative
paving, trellises, canopies, lighting, and similar improvements.
7. Create pedestrian paseos to parking lots of buildings.
8. Locate parking below grade or in structures, where feasible.
9. Design parking structures so their height and bulk are consistent with
adjacent buildings.
10. Provide bicycle parking at convenient locations such as entrances or other
visible and accessible areas.
11. Provide electric vehicle charging stations and equipment where feasible and
as otherwise required.
C. Plazas and open space As the brewery is proposed in an
1. Provide private or common open space and pedestrian connections to such existing building, there is not an
spaces to enhance the living environment and contribute to a walkable opportunity to add plazas or open
neighborhood character. space. Bike racks are proposed to be
2. Semi-public outdoor spaces, such as small plazas and courtyards are added to the rear of the building,
encouraged between private and public spaces to support pedestrian activity adjacent to the outdoor patio and
and connectivity. public sidewalk.
3. Design plazas and building entries to maximize circulation opportunities
between adjacent uses.
4. Provide landscaping and high-quality paving materials, such as stone,
concrete or tile, for plazas and open spaces.
5. Place outdoor furniture, such as seating, low walls, tra.sh receptacles, bike racks
and other elements, in outdoor pedestrian spaces.
6. Site buildings to define open space areas. Ensure that outdoor areas are visible
from public streets and accessible from buildings, as well as, streets and .
pedestrian and bicycle networks.
D. Outdoor Seating An outdoor patio with moveable
1. Incorporate seating into well-trafficked outdoor areas, to maximize seats is proposed in conjunction with
opportunities for people to interact. the proposed brewery and tasting
2. Consider movable seating so that people can accommodate their own room which will encourage
preferences and respond to the weather or time of day. pedestrian interaction along the
Christiansen Way frontage. Lighting
3. Provide lighting to ensure that outdoor seating areas are safe places at night. will be provided for the outdoor
patio to ensure safety for the
customers and pedestrians.
E. Connectivity The existing building is located on
1. Connect all commercial buildings to the public sidewalk via a publicly accessible path the north property line, adjacent to
or walkway. the public sidewalk. Therefore, the
2. Provide attractive, well-marked pedestrian links that create a clear path of travel entry to the brewery will be visible
between parking, buildings and sidewalks. to the public. An existing roll-up
3. Ensure that alleys are well lit, open, and visible to passersby. door at the rear (west) elevation
4. Enhance existing walkways or paseosto become more inviting. provides private secondary access
5. Provide secondary entries to alleys. off the State Street alley. The roll-up
door is intended to be used for
deliveries.
F. Mechanical Equipment and Service Areas An existing transformer is located at
1. Carefully design, locate, and integrate service, utility, and loading areas into the the rear of the property, with
site plan. These critical functional elements should not detract from the public visibility from Christiansen Way and
view shed area or create a nuisance for adjacent property owners, pedestrian the State Street alley. The applicant
circulation, or vehicle traffic. proposes to add landscaping around
2
August 27, 2019 Item #9 Page 44 of 140
2. Locate loading areas in the rear of a site where possible. the transformer, where feasible, to
3. Locate mechanical equipment and service areas along and accessed from alleys soften the view. If additional roof-
or the rear of properties, wherever possible. mounted equipment is needed for
4. Place public utility equipment, meter pedestals, and transformers underground the operation of the brewery, it will
or away from sidewalks and pedestrian areas, where feasible. be required to be screened,
pursuant to the project conditions.
5. Screen all mechanical equipment from public view. Compliance will be verified prior to
6. Ensure roof mounted mechanical equipment and screening do not interfere issuance of the building permit.
with required solar zones or installed solar photovoltaic or solar water heating
systems.
7. Design trash and recycling enclosures to be consistent with the project and
building architecture, and site and screen them to minimize visual impact.
G. Landscaping Street trees and above-ground
Landscaping shall meet the policies and requirements set forth in the City of Carlsbad conc~ete planters currently exist in
Landscape Manual. the sidewalk adjacent to
1. Utilize landscaping to define building entrances, parking lots, and the edge of Christiansen Way. The applicant
various land uses. proposes to add landscaping around
the existing transformer to screen it
2. Utilize landscaping to buffer and screen properties. to the maximum extent feasible. In
3. Consider safety, environmental impacts, and accent elements when selecting addition, a tree is proposed in the
and locating landscaping elements. outdoor patio area which will
4. Landscaping, between the front property line and the building creates a visually enhance the streetscape and
interesting transitional space. Select and place plants to enhance and soften customer experience.
architectural elevations, screen undesirable building features and contribute to
the overall quality of the streetscape.
5. Select species that are compatible with Carlsbad's semi-arid Mediterranean
climate, and that will grow to an appropriate size at maturity.
6. When there are minimal landscape areas between the building and the street,
incorporate planters onto porches, recessed building entrances, and planters on
decks and balconies.
7. Minimize paved vehicle areas such as driveways and parking areas. Design
driveways to be no wider than necessary to provide access. Incorporate
permeable surfaces, such as interlocking pavers, porous asphalt, power blocks,
and lattice blocks/ grass-crete or ribbon driveways where feasible.
8. Utilize planting to screen less desirable areas from public view, i.e., trash,
enclosures, parking areas, storage areas, loading areas, and public utilities.
9. Provide landscaping between any parking lot and adjacent sidewalks or other
paved pedestrian areas, as well as, within surface parking lots.
10. Incorporate riative and drought tolerant vegetation whenever possible. Avoid
use of invasive or noxious plants.
11. Incorporate lattice work and landscaping onto existing blank walls to support
flowering vines growing out of planters placed at their base.
12. Plant trees and fast growing and flowering vines along fences and walls to
soften the appearance of the fencing and screen views tofunctional on-site
work and storage areas.
13. Utilize vines, espaliers, and potted plants to provide wall, column, and post
texture and color and to accentuate entryways, courtyards, and sidewalks.
14. Incorporate large planters into seating areas. Planters should be open to the soil
below and should incorporate permanent irrigation systems.
15. Maintain landscaping and yard areas regularly to keep a desirable, healthy
3
August 27, 2019 Item #9 Page 45 of 140
appearance, eliminate trash, and control vermin.
16. Incorporate Low Impact Development (LID) strategies, site design, and source
control measures into projects. Examples include rain gardens, rain barrels,
grassy swales, soil amendments, and native plants.
17. Utilize seasonal shading from trees and shrubs when developing planting
schemes for courtyards and streetscapes on south and west facing facades.
H. Fences and walls
1. Construct fences of quality and durable materials, such as, wood, vinyl or
wrought iron.
2. Architecturally treat all site walls to complement the building design.
3. Chain link fences and other "see-through" fences are not appropriate for
screening.
4. Fences and walls directly adjacent to sidewalks and pedestrian plazas in
commercial and mixed-use areas should be avoided unless designed as a
pedestrian amenity or a low wall landscape feature.
2.8.3 BUILDING FORM AND MASSING GUIDELINES
A. Building Form and Articulation
1. Reduce the imposing appearance of tall buildings by stepping back from street
level on elevations above the ground floor.
2. Utilize horizontal and vertical articulation to break up monolithic street walls and
facades.
3. Utilize techniques to reduce massing, such as variation in wall plane and height
and variation in roof form and levels.
4. Surface detailing may be used, but does not serve as a substitute for distinctive
massing.
5. Consider adjacent low density uses when designing and orienting a building.
For example, avoid balconies overlooking rear yards.
6. Minimize the vertical emphasis of architectural design elements by incorporating
features such as horizontal bands, reveals, trims, awnings, eaves, and overhangs
or other ornamentation, along different levels of the wall surface.
7. Minimize blank walls by:
a. Adding window openings and/or entrances and other relief.
b. Providing recessed glazing and storefronts.
c. Adding vertical pilasters which may reflect internal building structure.
d. Changing color and texture along the wall surface.
e. Varying the planes of the exterior walls in depth and/or direction.
f. Adding trims, p"rojections, and reveals along different wall surfaces.
8. Articulate the building fa~ade by varying building elements to create contrast.
Integrate all architectural elements into the building design to avoid the look of
"tacked on" architectural features.
9. Utilize facade projections and recesses such as bay windows, planter boxes, roof
overhangs, and entry way recesses.
10. Arrange columns such that they appear to support the weight of the building
or feature above and are balanced in height, weight, and depth. Spindly
columns can appear out of proportion with the element it is supporting.
11. Size shutters appropriately, when used to cover the window opening.
12. Avoid exterior sliding or fixed security grilles over windows along street
4
A 3.5'-tall wood fence with
horizontal slats is proposed around
the perimeter of outdoor patio. The
design and material of the fencing
complements the existing building
and proposed brewery use.
CONSISTENCY STATEMENT
The brewery proposes to locate in an
existing vacant retail suite. The
northwest corner of the building will
be demolished to create an outdoor
patio which will break up the mass,
building planes and roof structure of
the building as viewed from
Christiansen Way and the State
Street Alley. Additional minor
modifications to the exterior of the
structure are proposed to
accommodate the use, including the
addition .of windows and the
replacement of an existing metal roll-
up door on the north elevation with a
new glass and aluminum roll-up door
which will serve .as the public
entrance to the brewery.
August 27, 2019 Item #9 Page 46 of 140
frontages.
13. Disc_ourage and avoid "chain" corporate architecture and generic designs. Each
project should strive to achieve the unique architectural style or character.
14. Design roofs to accommodate a solar photo-voltaic system and/or solar water
heating system, as required by California Building Code.
15. Utilize details such as wall surfaces constructed with patterns, changes in
materials, building pop-outs, columns, and recessed areas to create shadow
patterns and depth on the wall surfaces.
16. Ensure that proportions are consistent with selected architectural styles.
17. Incorporate the characteristic proportions of traditional facades in new infill
development.
18. Balance the ratio of height, width, and depth of arches and columns to
emphasize strength and balance.
19. Ensure consistency between the height of a column and its mass or thickness
with the weight of the overhead structure the column supports.
20. Infill buildings that are much wider than the existing facades should be broken
down into a series of appropriately proportioned structural bays or
components.
21. Consider transitions between the height of new development and the height of
adjacent existing development.
22. Utilize vertical building focal elements. Towers, spires, or domes may foster
community identity and serve as landmarks.
23. Utilize windows and open wrought iron balconies to provide opportunities for
residents to passively observe and report suspicious activity.
24. Utilize accent materials to highlight building features and provide visual
interest. Accent materials may include any of the following:
a. Wood
b. Glass
c. Glass block (transom)
d. Tile
e. Brick
f. Concrete
g. Stone
h. Awnings
i. Plaster (smooth or textured)
25. Use building materials and finishes that are true to the structure's architectural
style.
26. Windows, doors, and entries should be designed to capture the desired
architectural style of the building.
27. Generally, use no more than three different materials on exterior wall surfaces.
While certain styles may successfully incorporate multiple surface materials,
caution must be used as too many materials can result in a less than aesthetically
pleasing building.
28. Ensure material changes occur at intersecting planes, preferably at inside corners
of changing wall planes or where architectural elements intersect, such as a
chimney, pilaster, or projection.
29. Utilize light and neutral base colors. Generally muted color schemes will
5
August 27, 2019 Item #9 Page 47 of 140
promote visual unity and allow awnings, window displays, signs and
landscaping to be given proper emphasis.
30. Ensure lighting is architecturally compatible with the building.
31. Articulate storefronts with carefully arranged doors, windows, arches, trellises, or
awnings, rather than blank walls.
32. Ensure that the main entrance to a building is clearly identifiable and unique, as it
is the primary point of arrival and should be treated with significance.
33. Window type, material, shape, and proportion should complement the
architectural style of the building.
34. Utilize recessed windows where appropriate to the architectural style, to provide
depth.
B. Awnings
1. Use awnings made of commercial grade canvas or metal and that are either fixed
or retractable.
2. Avoid plasticized and/or vinyl fabrics and back-lit awnings.
3. Maintain a minimum of six (6) inch clearance from second floor features such as
windows.
4. Avoid wrapping awnings around buildings in continuous bands.
5. Place awnings only on top of doors, on top of windows, or within vertical
elements when the fai;:ade of a building is divided into distinct structural bays.
C. Balconies
6. Place balconies adjacent to operable doorways. Faux balconies or those that do
not appear usable are discouraged.
7. Visually support all balconies, either from below by decorative beams and/or
brackets, from above by cables, or by other parts of the building.
8. On corners, balconies may wrap around the side of the building.
0. Roof Forms
1. Ensure that roof materials and colors are consistent with the desired architecture
or style of the building.
2. Utilize multi-roof forms, hips, gables, shed roof combinations, and sufficiently
articulated flat roofs to create interesting and varying roof forms that will reduce
building mass, add visual appeal, and enhance existing Village and Barrio
character and massing.
3. Avoid long, unbroken, horizontal roof lines.
4. Avoid flat roofs unless sufficient articulation of detail is provided, such as precast
treatments, continuous banding or projecting cornices, lentils, caps, corner
details, or variety in pitch (sculpted), height, and roofline.
5. Avoid the "tacked on" appearance of parapets, and ensure their appearance
conveys a sense of permanence. If the interior side of a parapet is visible from
the pedestrian and/or motorist area of the project, utilize appropriate detail and
properly apply materials.
E. Lighting
1. Provide exterior building lighting, particularly in commercial and high-
pedestrian areas.
2. Design or select light fixtures that are architecturally compatible with the
building.
3. Integrate light fixtures that are downcast or low cut-off fixtures to prevent
6
N/A. No awnings are proposed.
N/A. No balconies are proposed.
The brewery proposes to operate in
an existing building. The addition of
the outdoor patio will help break up
the flat roof facing the north and
west.
Exterior lighting will be provided and
reviewed as part of the building plan
check.
August 27, 2019 Item #9 Page 48 of 140
glare and light pollution.
4. Design lighting in such a way as to prevent the direct view of the light source
from adjacent properties or uses, particularly residential properties or uses.
5. Utilize lighting on architectural details, focal points, and parking areas to increase
safety, help with orientation, and highlight site attributes and the identity of an
area.
6. Use energy-efficient lamps such as LED lights for all exterior lighting along with
adaptive lighting controls to contribute to energy conservation and potentially
reduce long-term costs.
7
August 27, 2019 Item #9 Page 49 of 140
PURE PROJECT CARLSBAD SDP 2019-0002 / CUJ=i 2018-0021 GENERAL NOTES 1. SJ~~~t~!~~~:itr:~~=l(~~i 2. All lM)ffl(AM) MATEIIIALS sw.tl BE JN ACCORDANCE WITH APPLICA8l£ REOURENENTS Of' TiiE LOC\l. ARE AW'61WJ., Tt£ CTY OF SAN OEOO IIUILOIHO :i~~~~~~~=ii:~~~~~~ UUVl0fll(INCLUOE,IUTAAEHOTU""TS,lOTHE FOll.(M!HO; •THE 2'01&~ IIUUJIHG{CICJIS IASEDONTt£2t11518C, 8UT INCUJDES NUNEIIOUS SJ.UE OF CA.UFORIIIA ,t.MEl«lfilEHJS. -THE~~~~MciRr:1-~~:BloSEDONTHE2015NEC •nE:~H~=~~~.ISS,,SEDONTm:20\Su.tC -THE2!111CAUFOIINAl'\.Uo.lelNQCXlOEJCPCJJSB,t,S8)0HTIElll15UPC 'MnlSIATEOFCAa<lll/.aAAMODIEH'TS. •THE2D1flCAIJF<lfttaAENERGYCODE. •THE2011~JIIARECOIJIEl<IC> -201flCAl.F0f!MIA.ui.eNDMMS,t..',I_ERIC\NSV\CTH~SIICf ICAUl'Olll<M~COOE-CHAPTER11) llESt:PIANSN«>ALLNEW'l.oRKSIWJ.~Y'MTHTIECAU'O!l.tM~ STANONIOSCOOE ,OUNDINTI« 51ATEOf' CWF~-TITLE24CCAAS MIENDEOMIO,t.00PfEOIIVTIEaTYOFCAAl.S8AO. l'IECMI\EMENTSOf'C00ESANDREGUlATIDNS5W.U.IECOHSIOE!lEDAS Mft,llt.U,I,. v.HEIIE CON'IAACT DOCIJl,IENTS 0:ClEDWOW)LATIMG CODE M<ID REGllAllON REQUIREMEHTS,a»,fff!ACTDOCWENJSSIWJ..TAKEl'RE<:EOENCE.!MERE COOUCXINfUCT, UtENORESlRIMGENTstw.lAPPLY. ...U llt:01.MEO P£RMITS StW.L IE 08TAINED FROlil THE BULDINGOFFICW.S AND TlELOCALflREou.Fl&HALIEFORt:Th!Elllal»IOISOCCU'IED.FIRl:DEPT, APPROYAI. SKIJ..l.111; REQUESTED PRIOR TO FRAIIIIMO INSPECTION 1. OOHTAACTORSSSU8CON'TRACTOIISSIW.t FIB.DVERIFY AU. LOCATIONS. DIMENSIONS, ANDCOMllllONS Ol'-U.S. DOORS, PLUMB100, MECHo\l«:AI. ~~f~=5W::~~~=~:::=-~~ A. AU.Ell.lTSSHALl.!EPRCMOEOINACCOftQ!«.lOC~PfER 10.ClfltEC8C ~~=~=~Eiit~'Ef::JlKEY ILAlLOV.SS$1-W..l.00MPI..Y'MTHTHER£0UIREJ,lENTS<SCHo>.Pl£A:Z•OFTI-ECIIC. TRAFFIC & UTILITIES INFO F\.OOJIAREA .O.OTGENERATlOW jlNSFJ RATE W,,,.TER& $EWER DISTRICT SEIMNO TI-£ PROJECT! QlYOFCARtseAOW,,,.STEMTEROMSION SOtOOI..OISTRICTSER\ll!«lTHEPROJECT: CARl.SBAOUNlflEOSCHOOLDSTfllCT PROPOSEDWAfERDE~RESut.TIHGRIOMTHEPflOJECT! .. AXIM\/MWATE11:Rc,N■1•GPM PIWPOSEOS&.£RGOIEAATIOHRESU..lN3nt0MnlEPROJECT· 3.lOF\1•1£DU VICINITY MAP 1~1111191 ~ 1111111111 l~§[]Il] SITE STATE ST ti /=-ID~ NOTlOSCALE Q PROJECT DATA ~ OROS.5fl.OOffAREA: ~~::::EM: 2&2l!STATESTREET C-'RlSBJ,O.CA92009 V-R,V/\.LAGERE\IIEW r::,:~ci~~~l(g/~~DVll~~~C~Vl.~i~ M...STERPLANJ 374lSF I STORY O,q TYPEV~ IIOCCUPAHCY NOtl-5PRNCl.ERED PflOP05EQTDWfffMPflO\/EMEHT 2206SFCTENA.NTSPACENETAREAOFw:>RKJ !STORY{OOcw.NGE) 13"-0-(NOCl-iANOEI r~.z:g,.ClimGEI Not,H;PRINKLEREO!NOCH,l,NGE) P-'RKINOCALCULATIONFORPRIORRETAILUSE: Z206SF/◄15SF•S.35PACESFORRETAILUSE 72◄SF l1PER!50SF I ◄.8SPACES 5~= I 1,a:zSF 1,,ER,15SFIJ.561'ACEs U•l.tl•USPACES USPACES•ILlSPACES•lSPACES 3 SPACElh Q,S• USPACES; ROUHOOOMHO I TOTAi.SPACE SCOPE OF WORK ~::=t~=f~~~i;.~~~~::~T~~M PORTION OF EXISTING BUILDING TO BE OEOOUSHEO FOR NEWOUTOOOR PATJO(SE.E SHEET AO.O FOIi LOCATION~ TENANTIMPROVEMENTOFBOCCUPANCYSPACE •NEWINTERIOR N~BEARINO MRTITIONWAll FAAl,HNO -NEWUOHTINOANOPO'M:R ==~=~t::::IBlITIONiFROM EXISTINOHVACUNTT PROJECT DIRECTORY SHEET INDEX AI.O FLOOR PLAN A2.0 ROOl'PLAN Al.0 EXTERIOR ELEVATIONS EXISTlt.'QEXTERIOREl£VAllONS PROJ18012 10,26.18 CUPSUBMTTL 01.23.19 CUP RESBMTTL 03.12.19 CUPRESBMTTL TITLE SHEET T1.0 August 27, 2019Item #9 Page 50 of 140
) EJIISTINO BUIUllNG jNOT PART OF SCOPE! EXISTING AOJo\CENT BUILOING _I ,..0 PROJECT DATA SOP71l11MXl2/CUPl'D18-0021 £1(1S11NGBUII..DIOO sou.>.IIEFOOTAGE !MO CHANGE~ 21,2:;STA,TESTREl:T CAAI.S8A.O,CAIJ200II UNDACAROI.MIOO RUSSElLSATTERlY SUSf<NSATTERLY 2a2SSTil.TESTREET r:~:1~~:i1~Dl[J)I 0.11~ACRES(~SF/ SITEAAEA: OOOOSF B\ALDINGMEA: 37435F 374315000• D.75 (75'11, COVER-'GE) PARKING TABLE PARKINOCALCULATION FOR PRIOR RETAA. USE: 22IMI SF 1415 SF• S,JSPACES FOR RE'IAIL USE SClh\RE FOOTAGE U•15•9,3SPACES l.l SPACES-S.3 SPACES • l SPACES """"° SPACES REOUIRED JSPACESxO.S• USPACES; flOUNDO()W,j TO I TOTAi.SPACE VICINITY MAP ~ 1111 I g; ~ 11111111111 i ~TE STATEST q~filllill 111 I I I I CARLSBAOVILU.GE. II STATION L__J t«>TTOSCl.l..E 0 10.26.18 CUPSUBMTTL 01.23.18 CUP RESBMTTL 03.12.19 CUP RESBMTTL SITE PLAN AO.O August 27, 2019Item #9 Page 51 of 140
FLOOR PLAN
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August 27, 2019 Item #9 Page 52 of 140
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August 27, 2019 Item #9 Page 54 of 140
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03.12.19 CUP RESBMTTL
EXISTING
EXTERIOR
ELEVATIONS
A3.1
August 27, 2019 Item #9 Page 55 of 140
Planning Commission Minutes June 19, 2019
EXHIBIT 6
Page 2
2. RP 2018-0013/CDP 2018-0050 (DEV2017-0020) -FRESCO RESTAURANT -Request for a
recommendation of approval of a Minor Review Permit and Coastal Development Permit to
allow a second-story addition to an existing restaurant consisting of a 1,620-square-foot
outdoor dining area and a 467-square-foot enclosed area containing restrooms, storage and
food prepa ration areas. The existing restaurant is located at 264 Carlsbad Village Drive in Land
Use District 9 of the Village Master Plan and Design Manual, the Village Segment of the Local
Costal Program, and within Local Facilities Management Zone 1. The City Planner has
determined that this project is exempt from the requirements of the California Environmental
Quality Act (CEQA) pursuant to Section 15301-Existing Facilities of the State CEQA Guidelines
and will not have any adverse significant impact on the environment.
MOTION:
ACTION: Motion by Chair Luna and duly seconded by Commissioner Meenes to Adopt Planning
Commission Resolution No. 7336 RECOMMENDING APPROVAL of a Minor Review Permit and
Coastal Development Permit, based upon the findings and subject to the conditions
contained therein.
VOTE: 6-0-1
AYES: Chair Luna, Commissioners Geidner, Meenes, Merz, Lafferty, and Stine
NOES:
ABSENT: Commissioner Anderson
PLANNING COMMISSION PUBLIC HEARING:
Chair Luna opened the public hearing for Item 1.
1. SOP 2019-0002/CUP 2018-0021 (DEV2018-0196)-PURE PROJECT BREWERY AND TASTING ROOM
-Request for a recommendation of approval of a Minor Site Development Plan and Conditional Use
Permit for a 2,206-square-foot brewery and tasting room and the purchase of one (1) parking in-
lieu fee. The site is located at 2825 State Street in the Village Center (VC) District of the Village and
Barrio Master Plan and within Local Facilities Management Zone 1. The City Planner has determined
that this 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 is therefore categorically exempt from the
requirement for the preparation of environmental documents pursuant to section 15303 (New
Construction or Conversion of Small Structures) of the State CEQA guidelines.
Principal Planner Delcamp introduced Agenda Item 1 and stated Associate Planner Harker would make
the staff presentation (on file in the Planning Division).
DISCLOSURES:
Commissioner Stine stated he walked by the site.
Commissioner Meenes stated he walked by the site.
Commissioner Merz stated he drove by the site.
Commissioner Lafferty stated she walked by the site.
August 27, 2019 Item #9 Page 56 of 140
Planning Commission Minutes June 19, 2019 Page 3
Commissioner Geidner stated she walked by the site a number of times and drove by again this afternoon.
Chair Luna stated she walked by the site.
Associate Planner Harker gave the staff presentation.
Chair Luna asked if any letters were received in relation to the project.
Associate Pl;:inner Harker stated yes, she has received a number of letters of support for the project that
have been circulated to the Planning Commission.
Commissioner Stine asked if the Police Department has reviewed the project and did they have any
comm~nts.
Associate Planner Harker stated yes, the Police Department reviewed the project and approved it. She
stated they had no concerns with respect to the project.
Commissioner Meenes asked if the Fire Department reviewed the project and will there be ingress/egress
in the outdoor patio area.
Associate Planner Harker stated yes, the Fire _ Department did review the project and stated she would
need to review the floor plan to answer the question about the ingress/egress on the patio.
Chair Luna asked if there were additional questions of staff. Seeing none, she asked if the applicant would
like to make a presentation.
Bill Hofman, Hofman Planning and Engineering made the presentation and stated he woul9 be available
to answer questions. He stated there will be ingress/egress gate in the fencing around the outdoor patio.
Matt Robar, co-owner of Pure Project, made a presentation and stated he would be available to answer
questions.
Commissioner Meenes asked what kind of outreach was conducted in the area where the project will be
located.
Mr. Robar stated they reached out to local business owners to walk them through their process and how
the project will benefit the area.
Commissioner Stine asked what the process and procedure is to prevent people from walking outside the
business with alcohol.
Mr. Robar stated the outdoor patio is fenced in and they place staff near the exits. He stated they have
· had success at their current location in San Diego using this procedure.
Commissioner Lafferty asked if rooftop equipment will be screened since it was not showing up on the
drawing.
Andy McCabe, architect, stated they will indeed screen any new rooftop equipment.
August 27, 2019 Item #9 Page 57 of 140
Planning Commission Minutes June 19, 2019 Page4
Commissioner Lafferty stated the presentation is white but the building is black. She asked what the
reason for that was.
Mr. Robar stated white is one of their colorways, the other is black. He stated he feels black is a high end •
color and makes things pop out against it.
Commissioner Lafferty stated she is concerned with the color and thinks it is too dark. She asked if the
applicant has considered placing the transformer underground to open up the corner facing the transit
station to engage with the station more.
Mr. Robar stated he would defer the transformer question to the contractor. He stated they plan to open
up the back of the building to create an open look to the corner and will place landscaping around the
transformer in addition to bike parking.
Nathan Sharpe, contractor, stated the transformer is part of a new electrical service that his company
installed for Handel's Ice Cream shop next door. He stated an underground vault would take up quite a
bit more space and logistically, it would not fit there. He stated that it is the only feasible location to
provide power to the building.
Commissioner: Lafferty stated it is disappointing and she would like to see the corner more animated as it
faces the transit station and is the first thing people see when coming into the city from the train.
Chair Luna asked if there were additional questions for the applicant. Seeing none, she asked if there were
any members of the public who wished to speak on the project. Principal Planner Delcamp stated she
had three speakers who would like to speak on the project.
PUBLIC COMMENTS
John Resnick, owner of two restaurants in Carlsbad, stated he was here tonight'to express his support for
Pure Project.
Christine Davis, Carlsbad Village Association, Carlsbad Ca, stated she thinks the project is exactly what the
Village needs. She stated she supports the project.
Chancelor Shay, Carlsbad Ca, stated he thinks Pure Project is utilizing the space nicely and strongly
encourages the Planning Commission to recommend approval to the City Council.
Chair Luna· asked if there was anyone else who would like to speak on the project. Seeing none she closed
public testimony.
PLANNING COMMISSION DISCUSSION:
Mr. Hofman stated they don't like the transformer location either, however that is where SDG&E dictated
that it be located. He stated they can do landscape and/or a decorative wrap or painting to improve the
appearance.
Commissioner Lafferty asked for additional information on the SDG&E process. She asked if there is any
other way to mitigate some of the parking and the location of the transformer to make the area more of
a gateway into the city. She stated she is concerned that shielding the transformer does not make the
area pedestrian friendly.
August 27, 2019 Item #9 Page 58 of 140
Planning Commission Minutes June 19, 2019 Page 5
Associate Planner Harker stated from the perspective of staff, the applicant is proposing to do as much
as can be done. She stated staff is not supportive bfthe removal of an existing parking stall and the
relocation of a transformer that has very recently been installed at a significant cost.
Commissioner Merz stated he is impressed with the design and supports the project.
Commissioner Geidner stated she thinks the project is nicely designed and supports the project.
Commissioner Stine stated his concern was the potential impacts of people drinking. Those concerns
have been addressed and he supports the project.
Commissioner Meenes asked Associate Planner Harker to discuss the ingress/egress in the patio area
with the Fire Department.
Chair Luna stated the applicant has done a commendable job and supports the project.
MOTION:
ACTION: Motion by Commissioner Meenes and duly seconded by Commissioner Stine to Adopt
Planning Commission Resolution No. 7335 RECOMMENDING APPROVAL of a Minor Site
Development Plan and Conditional Use Perm it, based upon the findings and subject to the
conditions contained therein.
VOTE: 5-1-1
AYES: Chair Luna, Commissioners Geidner, Meenes, Merz, and Stine
NOES: Commissioner Lafferty
ABSENT: Commissioner Anderson
Chair Luna closed the public hearing on Agenda Item 1.
Chair Luna opened the public hearing on Agenda Item 3.
3. GPA 15-02/ZC 15-03/LCPA 15-05/CT 15-07/PUD 15-15/CDP 15-53/HDP 15-03/HMP 15-05
(DEV15043)-OCEAN VIEW POINT-Request for a recommendation of adoption of a Mitigated
Negative Declaration, Mitigation Monitoring and Reporting Program and Addendum; a
recommendation of approval for a General Plan Amendment, Zone Change, and Local Coastal
Program Amendment to change the land use on a 5.4-acre portion of a 21.9-acre property
from R-1.5 Residential to R-4 Residential and to change the zoning from One-Family Residential
(R-1-30,000) to One-Family Residential (R-1); and a recommendation of approval for a
Tentative tract Map, Planned Development Permit, Coastal Development Permit, Hillside
Development Permit and Habitat Management Plan Permit for the subdivision and
development of 18 lots (13 single-family residential, one private street, and four open space)
on a 21.9-acre previously subdivided property generally located south of the terminus ofTwain
Avenue within the Mello II Segment of the Local Coastal Program and Local Facilities
Management Zone 8. The project is not located within the appealable area of the California
Coastal Commission.
Principal Planner Delcamp introduced Agenda Item 3 and stated Senior Planner Goff would make the staff
presentation (on file in the Planning Division).
August 27, 2019 Item #9 Page 59 of 140
EXHIBIT 7
Carl1bad Vil lay' e AtM»ciation
Zachary Markham
Chairman
Darcy Clevenger
Vice Chair
Samantha Dean Fauce
Secretary
Fumi Matsubara
Boord Member
Heidi Willes
Board Member
Mark Coulombe
Board Member
Jake Stipp
Board Member
Bryce Brigham
Board Member
Leading the continual
improvement of Carlsbad
Village, making it the
preeminent place to
shop, dine and play in
North San Diego County.
300 Carlsbad Village Dr.
Suite 108A #135
Carlsbad, CA 92008
760.453-7076
www.carlsbad-village.com
info@carls.bad-11illage.com
June 10, 2019
Planning Commissioners
City of Carlsbad
1635 Faraday Avenue
Carlsbad, CA 92008
RE: Planning Commission Agenda Item -Pure Project
Dear Planning Commissioners,
On behalf of the Carlsbad Village Association (CVA), I am writing to you today in support
of the Pure Project CUP at 2825 State Street.
Pure Project is ideal for Carlsbad Village. To begin with, the owners have very
thoughtfully envisioned a space that fits with the downtown architecture and vibe. It is
classy and unassuming at the same time. It uses the space very well. Its open architecture
is a perfect fit for our beach community, and it will help promote area businesses such as
New Village Arts and Handel's Ice Cream, to name just two, while also increasing the
visibility of the Coaster Station.
CVA is appreciative of the fact that Pure Project is a high-end tasting room; it is not a bar.
And, to that end, it will also not be competing with restaurants in the Village. As a high-
end tasting room, it will fill a void. There is nothing like Pure Project in Carlsbad Village.
Knowing that "community" is important to the owners and staff of Pure Project is
important. The Village businesses have become more cohesive in the past few years and
having community-minded businesses join us in our efforts will go a long way towards
elevating the Village as a whole.
CVA feels strongly that Pure Project will be an exceptional addition to Carlsbad Village
and we strongly encourage you to support the Pure Project CUP.
nstine Oavi'!Z-
Executive Director
August 27, 2019 Item #9 Page 60 of 140
NEW VILLAGE ARTS
l<ristianne Kurner
Executive Arris tic Director
Aleit Goodman
,V.onaginy Director
Robert I Lin
President
Sue Loftin
Vice-President
Mark Coulombe
Secretory
Gary Bob Dawson
Treasurer
Board Members at Large
Gary L. Dawson
Kristiarme Kurner
Saundra Moton
Dave Povall
Mark Tanner
Scott L. White. Past President
NVA Advisory Board
Rosemary Eshelman, Chair
Ariel Bedell
Mark Caruana
Kathy Deering
Fred Deutsch
Mea Hall
Walt Hambly
Pat Hansen
Bobbie Hoder
Pat Hurley
Emma Jadhav
Chelsea Kaufman
Richard Kur3nda
Cassie Langan
Dr. Richard Lederer
Linda Led esma
Gina McBride
Julie Nygaard
Dr. Bob Ogle
Christine lleto Pangan
Justin Peek
Shari Roberts
Debbie ~ossi
Jay Sarno
Alice Sievertsen
NVA ,s a 501(cl{3J
r.Jcn-Pr-ofir Organi=ariott
Tax i'D t!52-2320930
New VilJage Arts, Inc.
27!7 State St.
carlsbad, CA 9200B
760.433.3Z45
info@newvillagearts.org
www.newvillagearts.org
Planning Commissioners
City of Carlsbad
1635 Faraday Avenue
Carlsbad, CA 92008
RE: Planning Commission Agenda Item -Pure Project
Dear Planning Commissioners,
I am writing to you today in support of the Pure Project CUP at 2825 State Street.
6/10/2019
I am the Managing Director of New Village Arts, a non-profit theatre and arts company in
Carlsbad Village located at 2787 State Street, across the street from the location of this
proposed project.
We are intersted in enhancing the Village with vibrant and exciting offerings for the
community to enjoy. We believe that this project will both be good for the surrounding
businesses such as ours, but also benefit the community in general as it will bring a high end
clientele into our core downtown area and offer young, social patrons an attractive product
and place the visit and enjoy.
We are in favor of Pure Project because they are more than just a brewery. They have a
proven track record of building community through their brewing, agriculture and by giving
back through their local non profit partners. Of the friends and family I have discussed this
project with who are intimately connected with the San Diego brewing community, this
company has a strong reputation.
I strongly encourage you to vote in favor of the Pure Project CUP.
Sincerely,
/ . ----. I. b -..-r--------. &··· / ,._./ (_.,,-
Alex Goodman
Managing Director
New Village Arts, Inc.
2787 State St.
Carlsbad, CA 92008
760.433.3245
alexgoodman@newvillagearts.org
August 27, 2019 Item #9 Page 61 of 140
,,. .
l/i5IT carlsbad
June 11, 2019
Planning Commissioners
City of Carlsbad
1635 Faraday Avenue
Carlsbad, CA 92008
RE : Planning Commission Agenda Item -Pure Project
Dear Planning Commissioners,
I am writing to you in support of the Pure Project CUP at 2825 State Street. I am the Executive Director
of Visit Carlsbad, the destination marketing organization for the City of Carlsbad, CA. Our role is to
promote and market Carlsbad as a leisure and meetings destination.
I believe this project will both be good for the surrounding businesses by attracting more visitors to
Carlsbad and to the north end of State Street in the Village, as well as a new location to host private
functions for groups and events coming to Carlsbad in the off-season. Pure Project will be another
excellent partner in the promotion of Carlsbad tourism.
Visit Carlsbad is in favor of Pure Project because they are more than just a brewery. They have a proven
track record of building community through their brewing, agriculture and by giving back through their
local non-profit partners. Pure Project will add another dynamic experience to the culinary and craft
brew scene in the Village. We look forward to seeing them grow as part of the continued expansion of
offerings in the Village of Carlsbad .
I strongly encourage you to vote in favor of the Pure Project CUP.
Sincerely,
Sam Ross
Executive Director
Visit Carlsbad
400 Carlsbad Village Drive
Carlsbad,CA 92008
(760) 547-6341
samr@visitcarlsbad.com
400 C.:irlsbad Village Drive
Carlsbc1d. California 92008
Vi5ltcarlsbad.com
August 27, 2019 Item #9 Page 62 of 140
June 11 , 2019
Dear Planning Commissioners,
Planning Commission
Citv of Carlsbad
l 635 Faraday Ave.
Carlsbad, CA 9'2003
I am writing to you today in support of the Pure Project CUP at 2825 State Street.
My name is John Resnick. I am the m,vner and proprietor of Campfire andJeune etjolie,
two restaurants located on State St. in Carlsbad Village. I am incredibly lucky to have
found such an amazing community for my restaurants to call home. There is literally
nowhere in the entire county I would rather have my businesses. Carlsbad is an
incredibly vibrant and close knit community; and one that I care tremendously about .
. But when it comes to State St. north of Grand Ave., I am particularly passionate ... as
well as a bit protective. I love this street, I truly do, and I am very optimistic, and quite
pick-y, about the other businesses that are sure to occupy this street in the near foture.
vVhich is why I am excited about Pure Project, and willing to support them. I believe in
what they arc doing. I believe in individuals who live here in San Diego and arc trying to
have a positive impact on our communities and our hospitality and social landscape. Mat
and the team at Pure Project are passionate about what they do, and they do it well.
They are interested in doing something that the neighborhood will enjoy, contemplate
and appreciate. I think we need more of these types of businesses ... businesses with
intention. The intention of doing good and, however humbly, improving the daily lives
of the folks who live in the neighborhood.
Carlsbad Village is full of people who care about quality products, about responsibly
sourced ingredients, and about supporting local economies. Pure Proj ect is a natural fit
for this ever-evolving co mmunity, and I believe we will all be better for their presence.
Sincerely yours,
~ John Re-snick
Campfire //Jeune ctjolie
August 27, 2019 Item #9 Page 63 of 140
JunelL2019
Planning Commission
City of Carlsbad
1635 Faraday Avenue
Carlsbad. CA 91.008
To \\/horn It May Concern:
Re: Planning Commission Agenda Item -Pure Project
~ , .I .'
ENGEL & VOLKERS.
We are writing to you today in support of the Pure Project CUP at 2825 State Street.
We are the owners of Engel & Volkers Carlsbad, a premium real estate shop located in the heart
of the Village on Roosevelt Street. We take pride in helping our clients not only buy and sell
homes but discover the fullness of life as they settle into our beautiful community.
We believe bringing a first-class venue like Pure Project to the Village will help draw the kind of
clientele all of us in the Village hope to attract-people who appreciate quality and are willing to
invest accordingly. That translates to not only mannerly patrons but also increased revenue for
neighboring businesses and services as well as additional tax revenue to support our city.
Furthermore, Pure Project's proposed design is aesthetically beautiful and will greatly improve
an othervvise bland corner, which is especially valuable since it is one of the first things seen by
visitors arriving via train. Its open layout communicates a welcoming, social atmosphere and
encourages relationship building, fostering the connectedness we all seek in this digitally divided
world. While we have a variety of restaurants and bars in the Village. we do not yet have a high
end tasting room like Pure Project. When our clients ask us for referrals to choice
establishments, we would love to have a unique place like this to recommend.
Please sincerely consider a vote in favor of the Pure Project CUP.
Trevor Smith
Co-0-wner
~ifnJmd/(
Lindsey~
Co-Owner
Engel & Volkers Carlsbad
2965 Roosevelt Street. Suite C
Carlsbad. CA 9200B
DRE 02002559
442.500.8888
carlsbad.evrealestate.com
August 27, 2019 Item #9 Page 64 of 140
defy
June 10th, 2019
Planning Commissioners
City of Carlsbad
1635 Faraday Avenue
Carlsbad, CA 92008
RE: Planning Commission Agenda Item -Pure Project
Dear Planning Commissioners,
I am writing to you today in support of the Pure Project CUP at 2825 State Street.
I am a Carlsbad resident of 12 years, parent of two young children, a fellow Carlsbad business
owner on State Street since 2015, and also serve the community as a volunteer board member
at Carlsbad Village Association.
As a fellow community member, I believe that Pure Project moving into the Carlsbad Village on
State Street will have a positive impact for the community in general, and also for the
surrounding businesses due to the clientele that it will bring into the downtown area.
As craft beer has grown, the total population of folks who enjoy craft drinks has undoubtedly
improved, and craft is now onboarding both men and women into the category. Furthermore, the
economic impact of the craft brewery industry in the greater San Diego area has been
tremendous. Beyond the direct effects of brewery tourists, the region has witnessed an increase
in full-time jobs, labor income, and taxes paid to the city. The project is likely to create new jobs
for the locals at the brewery/tasting room.
I am in favor of Pure Project opening in Carlsbad Village, and I strongly encourage you to vote
in favor of the Pure Project CUP.
Sincerely,
Fumi Matsubara
Defy Digital Marketing
August 27, 2019 Item #9 Page 65 of 140
June 10, 2019
Planning Commissioners
City of Carlsbad
1635 Faraday Avenue
Carlsbad, CA 92008
RE : Planning Commission Agenda Item -Pure Project
Dear Planning Commissioners,
As a fellow business owner in Carlsbad Village, I am writing to you today in support of the Pure Project
CUP at 2825 State Street.
My husband and I own Coffee Express directly across from the future Pure Project location. We serve
the entire Village with brewed coffee, specialty coffee drinks, sandwiches, hot foods, grab-and-go, and
more. We are very much in favor of having a high-end tasting room in the Village to help activate foot
traffic, further brand our Village as a contemporary place to visit, and because we do not have a similar
type business downtown.
We have seen the architectural drawings for the location and.feel that it is a nice fit for the Village and
will add to the ambiance. Their vision for how it will look is important and they obviously have chosen a
look and feel that will work for our downtown. Their open-air patio, that looks out towards the Coast
Station, will also help elevate the Coaster Station location and the concept of travelling to our
downtown via public transportation rather than a car.
While I have not been to their other facility, I understand from many that they have a proven track
record of building community through their brewing, agriculture and by giving back through their local
non-profit partners. I understand that they have already partnered with our downtown merchant's
association, the Carlsbad village Association, to help them with a Summer event.
I strongly encourage you to vote in favor of the Pure Project CUP.
Sincerely,
Maureen Thomas
Coffee Express
August 27, 2019 Item #9 Page 66 of 140
6/10/2019
Planning Commissioners
City of Carlsbad
1635 Faraday Ave
Carlsbad, CA 92008
RE: Plan Commission Agenda-Pure Project
Dear Planning Commissioners,
HANt:lEL:S -I 't I'./' •·~ •
The purpose of this letter to show support for the Pure Project CUP at 2825 State St.
My husband and I are co-owners of Handel's Homemade Ice Cream in Carlsbad Village. My family and I
have been visiting the Village for years and are so happy to be part this great community. We are
parents to three sons who all will be working at our store one day!
I feel very confident that bringing Pure Project to the Village will be a huge asset for the community.
They will be a great compliment to the other businesses in the area and help to drive traffic to other
shops and restaurants.
I am in favor of Pure Project coming to Carlsbad Village because it will help to bring new visitors to the
village. They get many customers driving from Orange County and Los Angeles to their current store and
all ofthose customers will now come to Carlsbad! Pure Project also does a lot in the community and are
active in giving back through local non-profits. Their plans for the building our beautiful and I think it will
really bring a nice feel that this corner of State St.
I fully support and encourage you to vote for in favor of the Pure Project CUP'.
Sincerely,
Tarah Campbell
.,,.-----------,-•.
\ • .. ..... ,;~~;,,,. ✓-.---, ---_:;;:,-···c-~----------~.:-_~-!.'...,;;:•::...." ----===--"----------
August 27, 2019 Item #9 Page 67 of 140
6/9/2019
Planning Commissioners
City of Carlsbad
1635 Faraday Ave
Carlsbad, CA 92008
RE: Plan Commission Agenda-Pure Project
Dear Planning Commissioners,
HANDEL:S -.1 ·l..·: ,;_ i' -~ -~
i . I
The purpose of this letter to show support for the Pure Project CUP at 2825 State St.
I am one of the co-owners of Handel's Homemade Ice Cream in Carlsbad Village. My family and I have
been visiting the Village for years and are so happy to be part this great comrhunity.
I am very confident that bringing Pure Project to the Village will be a huge adet for the community. I
have visited their current location and they are a first-class establishment. It i~ not your typical beer
seen but they bring a different type of consumer to the area that is very refreshing. They drive a ton of
I traffic and take an active role in the community. i
Even as the owner of a family ice cream store, I have no concerns about theirlcrowds and consumers
interacting with our guests. I am in favor of Pure Project coming to Carlsbad ~illage because it wifl•bring
a great vibe and a ton of new visitors to the village. They will build upon the goal of revitalizing that
section of North State Street and really help to bring more positive energy to 1the this area.
I fully support and encourage you to vote for in favor of the Pure Project CUP.
Sincerely,
/-;) ~~ _..,/ ~-'---------
Travis Campbell
August 27, 2019 Item #9 Page 68 of 140
6/11 /19
Planning Commissioners
City of Carlsbad
1635 Faraday Avenue
Carlsbad, CA 92008
RE: Planning Commission Agenda Item -Pure Project CUP
Dear Planning Commissioners,
I am writing to you today in support of the Pure Project located at 2825 State Street. I believe
this project is going to be a tremendous addition to our Village. As a business owner (Humble
Olive Oils 2922 State Street) and Chairman of the Carlsbad Village Association I always hope
that new businesses opening up in our Village will help elevate our Downtown and brings our
Village closer to becoming the premier gathering place in North County, and I think this project
fits that mold perfectly. I look forward to being able to visit the tasting room with my wife while
my two kids are enjoying ice cream at nearby Handel's, or stopping by for a tasting before
taking in a show across the street at New Village Arts. I feel this project is a great use of t11is
space that has been under utilized for a very long time and could be a key asset to our Village
for years to come.
I strongly encourage you to vote in favor of the Pure Project CUP.
Zac Markham
Owner
Humble Olive Oils
Chairman
Carlsbad Village Assocation
Carlsbad Ca 92008
August 27, 2019 Item #9 Page 69 of 140
Date 6/10/19
Planning Commissioners
City of Carlsbad
1635 Faraday Avenue
Carlsbad, CA 92008
RE: Planning Commission Agenda Item -Pure Project
Dear Planning Commissioners,
I am writing to you today to support the Pure Project permitting for 2825 State Street.
My name is Len Geiger and a co-owner of Steady State Roasting. We are a high-end, third-wave coffee
shop located right on State Street in Carlsbad. I have personally been a long-time customer of Pure
Project and would love to be able to see their product here in Carlsbad so I won't have to drive so far
anymore. Pure Project and Steady State Roasting are link-minded brands, and given our success, I
firmly believe that Pure Project would be a great success here as well.
I am in favor of Pure Project coming to Carlsbad Village due to their outstanding beverages and focus
on high-quality sourcing to make them. I have witnessed their commitment to the community in San
Diego, and know they would .do the same here. State Street needs a Pure Project.
My business partner and I would strongly encourage you to vote in favor of the Pure Project CUP.
Leonard ,eiger
Steady State Roasting, LLC
August 27, 2019 Item #9 Page 70 of 140
Date: June, 11, 2019
Planning Commissioners
City of Carlsbad
1635 Faraday Avenue
Carlsbad, CA 92008
RE: Planning Commission Agenda Item -Pure Project
Dear Planning Commissioners,
I am writing to you today in support of the Pure Project CUP at 2825 State Street. My name
is Reagan West, I live in South Carlsbad and have for the past 6 years. I grew up in Sa:n
Clemente and this part of North County has played a huge part in my life, from the beaches
and hills to the restaurants and bars. I am a Regional Sales Manager for a large medical
company who also has a research facility in San Diego and I work from home 2-3 days per
week.
I am writing on behalf of Pure Project. My wife and I believe this project will be great for
our community because we are always looking for solid places to go with our neighbors,
families, and work clientele. Having a place like Pure would bring high end clientele and a
lot of friends and family to the downtown Carlsbad area which would be great for all the
businesses in downtown Carlsbad and also the city as a whole.
We are in favor of Pure Project because they are more than just a brewery. They have a
proven track record of building community through their brewing, agriculture, and by
giving back through their local non profit partners. They are truly a "family business" that
will bring the whole community together through their non profit efforts and are a model
of how sustainable business should be run.
I strongly encourage you to vote in favor of the Pure Project CUP.
Sincerely,
Reagan West
August 27, 2019 Item #9 Page 71 of 140
6/7/19
Planning Commissioners City of Carlsbad 1635 Faraday Avenue Carlsbad, CA 92008
RE: Planning Commission Agenda Item -Pure Project
Dear Planning Commissioners,
I am writing to you today in support of the Pure Project CUP at 2825 State Street.
I am one of the owners of Burgeon Beer Company in Carlsbad. We have been brewing here for three
years now and absolutely love Carlsbad. We all grew up here so opening our brewery here is a dream
come true.
Being a brewery in Carlsbad we want to put Carlsbad on the map for craft beer. To do that we need
exceptional beer and people who know how to run a brewery successfully. Pure Project is just that. They
have fantastic beer and we have already brewed several collaboration beers together. Their ownership
and staff have a proven track record running and operating an influential craft brewery. They have a
great team and would be a perfect fit for the Carlsbad area. They work with several non-profits and
believe in giving back to their local community.
I strongly encourage you to vote in favor of the Pure Project CUP.
Sincerely,
,..,r ...
C
Matthew Zirpolo
Co-Owner'Burgeon Beer Co.
President-San Diego Brewers Guild
Carlsbad CA 92011
August 27, 2019 Item #9 Page 72 of 140
June 6, 2019
Planning Commissioners
City of Carlsbad
1635 Faraday Avenue
Carlsbad, CA 92008
Re: Planning Commission Agenda Item-Pure Project
Planning Commissioners:
As residents of Carlsbad Village since 2008, we are writing to express our support of the
Pure Project CUP at 2825 State Street We have enjoyed the evolution that has taken place
over the last 10 years in the Village and the businesses that have opened their doors and
created community through food, products, and services. Living just a short walk from the
property, we are certain that Pure Project is a great addition to the neighborhood and a
compliment to the existing community.
Pure Project is more than just a brewery and tasting rooms. We have had the opportunity
to get to know the owners Jesse and Mat and have seen how they have created a supportive
community through their brewing, agriculture and giving back through their local non-
profit partnerships. They have proven through their other properties their commitment to
invest in creating well designed and well thought out places for a neighborhood to gather.
, We strongly urge you to vote in favor of a Conditional Use Permit for Pure Project.
Sincerely,
Kimberly and Ryan Herrell
Carlsbad, CA 92008
August 27, 2019 Item #9 Page 73 of 140
6-09-2019
Planning Commissioners
City Of Carlsbad
1635 Faraday Avenue
Carlsbad, CA 92008 ·
RE: Planning Commission Agenda Item -Pure Project
Dear Planning Commissioners,
I am writing in support of the Pure Project CUP at 2825 State Street.
I am a Carlsbad home owner and resident. I believe that Pure Project would bring value to the
local businesses and more high end traffic to the Village. Pure Project is a brand that has a
following of loyal customers from all over North County. As a high end tasting room, Pure
Project attracts quality consumers who respect the community and the ethics that align with
Pure Project.
Pure Project has a track record of bringing about positive results as they are community
focused, incorporate local agriculture in their brewing and build further impact through their
giving to their non profit partners.
I encourage you to vote in favor of the Pure Project CUP.
/~_/ _______ ;;--
/':oshua Valentine
Carlsbad, CA 92010
-----··--·-,.,_, -·---------August 27, 2019 Item #9 Page 74 of 140
June 11, 2019
Planning Commissioners
City of Carlsbad
1635 Faraday Avenue
Carlsbad, CA 92008
RE: Planning Commission Agenda Item -Pure Project
Dear Planning Commissioners:
I am writing to you today in support of the Pure Project CUP at 2825 State Street in Carlsbad Village.
I have been an Olde Carlsbad resident for 18 years and I am in Carlsbad Village on a daily basis. I am
currently the Director of Development for Carlsbad Village Association (CVA) and have served as a Board
Member and Secretary on the New Village Arts (NVA) Board of Directors for the past five years.
As someone who comes to the Village on a regular basis, I am very supportive of a high-end tasting room
here for a number of reasons. I think it's important that this type of business doesn't currently exist in the
Village and I believe that it would attract higher end residents and visitors. I feel that it would naturally
have a positive impact on the surrounding businesses like New Village Arts which is directly across the
street. Many NVA patrons are looking for a unique, high-end experience like this before or after attending
one of its mainstage productions. With easy access from the train station, it seems an ideal destination
for visitors who come to Carlsbad Village via train.
I am also in favor of Pure Project because it is more than just a brewery. The owners have a proven track
record of building community through their brewing and agriculture, and by engaging and giving back to
local non-profit community partners.
I strongly encourage you to vote in favor of the Pure Project CUP.
Sincerely,
,\ \ ! { ,/ f \j .I\/\ ... ,·' t. ____ _ ,·
Mark Coulombe
Carlsbad, CA 92008
August 27, 2019 Item #9 Page 75 of 140
June l 0, 2019
Planning Commissioners
City of Carlsbad
1635 Faraday Avenue
Carlsbad, CA 92008
RE: Planning Commission Agenda Item -Pure Project
Dear Planning Commissioners,
It is a pleasure writing to you today in support of the Pure Project CUP at 2825 State
Street.
I am a current Resident here in Carlsbad and have lived here with my family for 9 years.
We all enjoy being a part of the Carlsbad community and being able to go to local
hiking spots, visiting the beach, eating delicious food at local restaurants and drinking
quality beer with friends at breweries. My family and I are frequent visitors of Pure Project
in Miramar, knowing that Pure Project could be a brewery in our community we can't
wait. We all feel that Pure Project would be a great addition to Carlsbad.
Since 2013, Pure Project has been dedicated to producing the best quality beer (with the
best natural and organic ingredients) as well as taking on outside projects such as
helping build communities, and giving back. The brewery gives back by becoming
involved with an organization, l % For The Planet Company, and donates l % of sales
every year. Pure Projects believes in protecting the natural lands we all love. My family
and I all love helping make a difference by supporting them. We believe by having Pure
Project's tasting room in Carlsbad other people will want to be more involved with them
and therefore will help strengthen the city's economy for employment, help promote
business diversity, and will increase tourism in Carlsbad.
For all of these reasons we are in favor of having Pure Project become involved and
apart of Carlsbad. They are more than just a brewery, they go above and beyond
outside of their business to be more involved with local groups, international conservation
groups, and donating sales to help protect open lands. The Carlsbad community will
absolutely benefit from having such a wonderful business involved.
I .
I strongly encourage you to vote in favor of the Pure Project CUP.
Best Regards,
Candace Erie
Carlsbad, CA
August 27, 2019 Item #9 Page 76 of 140
6/4/19
Planning Commissioners
City of Carlsbad 1635
Faraday Avenue Carlsbad,
CA 92008
BLOC
RE: Planning Commission Agenda Item -Pure Project
Dear Planning Commissioners,
As a business owner in Carlsbad Village I am writing to you today in support of the Pure Project CUP at
2825 State Street.
I am one of the owners of BLOC (hibloc.com), a semi-recent new business to the Village at 2659
St. Street with 2 other locations in North County.
Seeing the growth of other high end tasting rooms in Encinitas, Solana Beach, etc. I feel like this
would not only (selfishly) be great for my business and members, but for the community and other
businesses that could use a higher end clientele (i.e. Jeune et Joie). Bringing a diverse group(s)
of people can only help our downtown area and their patronage would be welcomed.
I believe that these tasting rooms are more than just places to grab a quick drink or bite, but social
areas that foster relationships, birth new ideas, create bonds to the community, and become a
space that is bigger than what they serve ... and I have no doubt that Pure Project would be just
that.
I would encourage you to vote in favor of the Pure Project CUP.
Sincerely,
Grant Nyquist
BLOC Coworking
Carlsbad, CA. 92008
August 27, 2019 Item #9 Page 77 of 140
Date 6/9/2019
Planning Commissioners
City of Carlsbad
1635 Faraday Avenue
Carlsbad, CA 92008
RE: Planning Commission Agenda Item -Pure Project
Dear Planning Commissioners,
I am writing to you today in support of the Pure Project CUP at 2825 State Street.
My name is Tom Burns and I am a Carlsbad resident and business owner in the area. My business
focuses on financial planning for small businesses, so I have the opportunity to work closely with
local business and non-profit organizations in Carlsbad.
I believe that the continued improvement and updating of downtown Carlsbad and specifically this
project are good for the surrounding businesses and will be a benefit to the community in general as
it will bring a high end clientele into our core downtown area which will be beneficial to all growth
and success of all businesses in the area.
I am in favor of Pure Project because they are more than just a brewery. They have a proven track
record of building community through their brewing, agriculture and by giving back through their
local non pro,fit partners.
I strongly encourage you to vote in favor of the Pure Project CUP.
Sincerely,
Tom Burns
Premier Plan Consultants
August 27, 2019 Item #9 Page 78 of 140
June 10, 2019
Planning Commissioners City of Carlsbad
1635 Faraday Avenue Carlsbad, CA 92008
RE: Planning Commission Agenda Item -Pure Project
Dear Planning Commissioners,
I am writing to you today in support of the Pure Project CUP at 2825 State Street I grew up in Carlsbad and
am now raising a family of my own here.
I've watched the city grow and change for the better over the years, gaining new residents and businesses
that make the area an even better place to live. I believe the addition of Pure Project's new tasting room
would be a great asset to the area. It would be a place for community to gather whether they be friends, a
business meeting, or family visiting from out of town.
I am in favor of Pure Project because their company fits the values and character of the City of Carlsbad. They
place importance on building community through their brewing and they give back through their local
nonprofit partners. They also value the environment and go to great lengths to ensure they're promoting
environmentally-friendly business practices which aligns with the values of our coastal community.
I strongly encourage you to vote in favor of the Pure Project CUP.
Sincerely, / / ; ,
' I { I ,! I ~! "
,,,,....; 9-"l<-, ) ,,. . ~✓t·-
Sean ~llkenny {)
Carlsbad, CA 92008
August 27, 2019 Item #9 Page 79 of 140
~OUTDOOR ~ OUTREACH
June 7, 2019
Planning Commissioners
City of Carlsbad
1635 Faraday Avenue
Carlsbad, CA 92008
RE: Planning Commission Agenda Item -Pure Project
Dear Planning Commissioners,
It is my pleasure to write to you today in support of the Pure Project CUP at 2825 State Street.
Outdoor Outreach is a San Diego-based nonprofit that serves young people from underserved
communities all over the county, including programming in Carlsbad. Our mission is to help
young people build resilience in the face of challenges by connecting them with the
transformative power of the outdoors, and Pure Project's support has been vital in the
implementation of our work.
Pure Project is more than just a brewery. Since the beginning of our partnership in 2017, Pure
Project has not only provided us with financial support to run adventure-based programming,
including outings at Carlsbad State Beach, but has also served as a connector and true ally for our
important work. They have helped us make connections with like-minded organizations,
collaborated with fellow community partners to support our outreach efforts, offered their space
and product for events, and proudly shared their partnership in our work.
Pure Project is committed to having a positive impact in the communities they serve, and we are
proud to be one of the organizations they support. I believe that the introduction of a high end
tasting room will be a great benefit to the City of Carlsbad, and encourage you to vote in favor of
the Pure Project CUP.
Sincerely,
Ben Mccue
Executive Director
Outdoor Outreach
outdooroutreach.org 5275 Mark.;I Stred, Suitt: 21 · S;in Diego, CA 9211-1 · T,01 Gl9.23fl.5790 Fil:-: 6l9.237.7GJ2
August 27, 2019 Item #9 Page 80 of 140
Dear Planning Commissioners,
I am writing to you today in support of the Pure Project CUP at 2825 State Street.
My name is John Tondreau and I live in Carlsbad. I believe having Pure Project in
Carlsbad will be great for the community. personally, I know that it will influence our
family's decision(s) as to where.we go when we dine out. For example, today, my
family typically decides to head into Encinitas to grab a drink at one of the many
tasting rooms/breweries on the 101 prior to eating dinner. Having an establishment
that produces a high quality product will definitely drive us into downtown Carlsbad
more frequently.
We've been a big fan of Pure Project since they opened in San Diego and will often
make the drive down for their bottle and can's releases. They make a high-quality
product that is very desirable, which attracts people from long distances into the
community. One of the things that I've learned about the Company is that they
don't only make a great product but care about the environment. I've been inspired
by their dedication to give back through their 1 % for the planet membership. We
need more businesses like this in our community!
I strongly encourage you to vote in favor of the Pure Project CUP.
Sincerely, ~k ToM1reau
John Tondreau
Carlsbad,CA,92009
August 27, 2019 Item #9 Page 81 of 140
June 7'h, 2019
Planning Commissioners
City of Carlsbad
1635 Faraday Avenue
Carlsbad, CA 92008
RE: Planning Commission Agenda Item -Pure Project
Dear Planning Commissioners,
I am writing to you today in support of the Pure Project CUP at 2825 State Street. I hope that this letter serves as a tool for
positive discussion amongst the council on moving forward with Pure Projecr. I have a unique perspective on the matter that I am
hoping you find valuable in your decision. As an owner with Bener Business Funding, LLC. [ have provided small business
loans for Restaurants and other industries for the last IO years. In fact, we have provided loans to prominent businesses in
Carlsbad and specifically in the heart of Carlsbad Village so 1 have a good grasp of its ecpnomic state. My family and I are
homeowners in Olde Carlsbad and we take FULL advantage of this beautiful neighborhood with our weekend walks down to the
Village and of course our Wednesday Farmers Market tradition!
Two years ago we moved from Cardiff by the Sea where we resided for 8 years to Olde Carlsbad. The chann and proximity to
the Village is what attracted us to the area. I was not expecting the culture differences. however, rhat are a direct correlation to
the amount of dependency on the many tourist in the Village. Tourism in the Village is a blessing-ifs nice to own a business
where people want to visit, obviously. However. the reliance on tourism is and has been the main issue with the restaurants I
have worked with in the Village. The seasonality associated with increased gross sales during the '·busy·• months and having to
weather the slower months make any business difficult to run profitably. How do we solve the reliance on tourism and create
demand from our local residents':
We need to create an influx of locally owned and culturallv aQP.licable businesses such as Pure Project. Currently the Village
primarily attracts tourist at a much older median age with most of our affluent young professional local families choosing to visit
Encinitas, or nearby Oceanside with their plethora of new food and drink options. Additions to the Village such as Campfire and
Pa:rk I 01 have helped drastically however. and specifically myself. bring my friends and family to the Village to spend money!
The new and exciting· businesses are what keep the demand high for the local residents. The Village has the most potential out of
any of our local beach towns to be truly influential in its development. Pure Project brings with it a high-end young professional
clientele that are extremely loyal to the brand and more importantly, local. The increase in revenue for nearby restaurants and
retail stores brought by the existence of Pure Project will be a start to help offset our reliance on tourism in the Village and as well
display what caliber of business is necessary to be located in the heart of the Village.
Culturally, Pure Project is a showcase of what Carlsbad residents would want in their local brewery. Being a I %i for the planet
member and supporting Non Profits such as the Surfrider Foundation and San Diego CoastKeeper prove they are more than just
another brewery. Pure Project truly is one of those special San Diego companies that not only increases happiness among its
patrons, but also defines the local culture. In this case, the amalgamation of culrures benveen the o~ners of Pure Project and
Carlsbad residents are a perfect fit. Due to the reasqns outlined above, I encourage the council in voting YES on Pure Project.
Sincerely.-----~✓ _, -~-~-_z __ _
David Beckman
Betterbusinessfunding.com
201 Lomas Santa Fe Dr Ste 520
Solana Beach, CA 92075
August 27, 2019 Item #9 Page 82 of 140
* The Conservation
•Alliance
tllJt J,10: BLu,inc•~ Gi,·ilL~ D.l•:k -:i:• ~h~• O utJ111.,1;.
June 5, 2019
Planning Commissioners City of Carlsbad
1635 Faraday Avenue
Carlsbad, CA 92008
RE: Planning Commission Agenda Item -Pure Project
Dear Planning Commissioners,
I am writing to you today in support of the Pure Project CUP at 2825 State Street.
Pure Project is a valued member ofThe Conservation Alliance. The Conservation Alliance is a coalition of
businesses that pool resources to protect wild places across North America for their habitat and
recreation values. Our Alliance includes 250 companies from the outdoor and craft brew industries.
Together, we fund grassroots organizations working to permanently protect our shared wild lar:ids and
waters. Since we were founded in 1989, our funding has helped protect 51 million acres, 3,107 river
miles, removed or halted 34 dams, purchased 14 climbing areas & designated five marine reserves in
North America.
Pure Project joined The Conservation Alliance in 2018. They are one of the few member companies that
donate significantly more money than is required to be a member ofThe Conservation Alliance. We
recognize Pure Project as a 1% for the Planet member, and commend them for choosing to donate a
substantial portion of their annual revenue to support environmental non-profits.
Pure Project does more than donate money to our organization. They have demonstrated a
commitment to creating a true partnership. The Pure Project staff participates in our grant-making
process, and they consistently invite our staff and board to participate in events at their current tasting
room. Pure Project has rl;!ached out to me on several occasions with ideas about how they would like to
do more to support The Conservation Alliance, such as increase their donation or host an event to
benefit us on Earth Day. We really value this type of support. .
Companies join The Conservation Alliance if they truly believe that businesses have a responsibility to
create positive change in the world. Pure Project is the type of business that leads by example, and I am
confident they will inspire neighboring businesses and consumers to take action to support causes that
align with their values . I strongly encourage you to vote in favor of the Pure Project CUP.
Sincerely,
~0~
Josie Norris
Program Manager
PO Box 1275, Bend, OR 97709 I (541)389-2424 I www.conservationalliance.com
August 27, 2019 Item #9 Page 83 of 140
June 5, 2019
Planning Commissioners
City of Carlsbad
1635 Faraday Avenue
Carlsbad, CA 92008
RE: Planning Commission Agenda Item -Pure Project
Dear Planning Commissioners,
I am writing to ask you to support the Pure Project CUP at 2825 State Street.
I've lived in Carlsbad for five years. Carlsbad is where I married my wife. It's where my son was born and is
going to school. Carlsbad is home.
Having Pure Project join our community will enhance the quality of life for our residents as it will provide a
meeting place for friends and family. It will also contribute to an increasingly vibrant Village area. Not only
will it grow the amount of time Village visitors ( whether locals or guests) spend in the area, it will also prove
to be a destination for those who may otherwise pass by -whether on the train, their bicycles, on the free.way,
etc. -and never make it a point to experience the energy of Carlsbad Village. I stumbled across the community
open house for the proposed project over the winter. Having seen the plans for the space, two things are
blatantly clear -a lot of thought went into how best to utilize the space so that it syncs with the character of
the area and that the site is a perfect location for this project.
Beyond the tangible quality of life and economic benefits this Pure Project tasting room will bring to
community members, the City and surrounding businesses, the folks at Pure Project -and the ethos for the '
brand itself-.directly align with the values of our community. They value sustainability and minimizing our
impact on the world we live in, supporting your fellow community member and small business, and giving
back to make the world a better place. They are a 1 % fnr the Planet company and have donated time and
money to causes ranging from helping fire victims to protecting our waterways. Their track record has shown
that they seek to enhance the communities they join, not exploit them.
In short, Carlsbad could not ask for a more considerate and ethical business to join our community than Pure
Project. Please support the continued prosperity of our city and the Village area by voting in favor of the Pure
Project CUP.
Sincerely,
,, Carlsbad, CA 92011
August 27, 2019 Item #9 Page 84 of 140
6/8119
Pfanriing
Commissione.rt; City of
GarlsM 1635 foraday
Avonue Garis.Md. CA
92005
RE: Planning Commission Agenda ttorr, -:Pure
Project
Dear Planning
Commissioners.
I am writing to you today ifl support of the :Pure Project CUP at 2825 State
Street.
My family ;;,nd I have ln,,ed in Carfs.b3d for 3 years. As we were searching for a home. Carls~d
was at the top of our lis.!: because of the schoof s~tern. the family frie<ldly environment aoo the
entertainment options.
We ~Y enjoy going out fo new busi~. restaurants. ~nd tasting rooms in Cart.i;~d Villa~.
Providing another great p~ce f-OI pco~ to enjoy tlme off is always a good idea. Good
busi~-ses wm help im;:re.ase the desire to live in Carlsbad. We should be locking for ways to
t>oosl our loca.i economy in a responsible way. Attracting more tour1Sts to the area will benefit all
local residents as well as visitors.
We are in favor of Pure Proiecl They tiave proven to ~ a b-\.Jsiiness that gives wek. to their
community :as wcll as their non-profit pa.-tner.s.
I strongly ~.ncourage you to vote in favor of the Pure Project
CUP.
Sinrercl~r,
Case'.,' Ingram
C,3rlst,.)(J. Ca 92009
August 27, 2019 Item #9 Page 85 of 140
June 10, 2019
Planning Commissioners
City of Carlsbad
1635 Faraday Avenue
CArlsbad, CA 92008
RE: Planning Commission Agenda Item -Pure Project
Dear Planning Commissioners,
I am writing to you today in support of the Pure Project CUP at 2825 State Street.
My family and I have lived in Carlsbad since 2001 and have loved seeing the growth and
diversity in the community. We enjoy summers in the Village and at the beaches. We love being
able to show our friends and family who visit what Carlsbad has to offer. However, we do travel
down to Pure Project in Miramar because we believe that while supporting local businesses is
important in Carlsbad, we love knowing that our time and money spent at Pure Project will go
back to our San Diego beaches and even further through their commitment of being a 1 % for
the Planet business.
The energy you feel when you visit the current Pure Project facility is warm, caring and no detail
is ever skipped. The staff is friendly, welcoming and can always put a smile on you face and
make you feel like family. I think this culture would be an amazing fit for the City of Carlsbad and
strengthen the economy through craft beer tourism.
I feel having a craft brewery of such high quality and connection in Carlsbad would elevate the
appeal to the Village. A brewery who supports our local San Diego agriculture and family farms
by using organic ingredients is a perfect fit for our city. We'd love to see a craft brewery who not
only makes a superior product but that also cares about their impact and takes responsibility
and action to minimize it through their business. Pure Project's actions speak volumes and I
believe they can raise the bar of awareness for sustainable business in Carlsbad.
I strongly encourage you to vote in favor of the Pure Project CUP.
Sincerely,
Carlsbad CA, 92009
August 27, 2019 Item #9 Page 86 of 140
June 10111, 2019
Planning Commissioners
City of Carlsbad
1635 Faraday Avenue
Carlsbad, CA 92008
RE: Planning Commission Agenda Item -Pure Project
Dear Planning Commissioners,
I am writing to you today in support of the Pure Project CUP at 2825 State Street.
My name is Chris Farris and I am the Sr. Manager of NA Distribution for Nixon Inc., located at 2091
Rutherford Road.
Pure Project is by far one of the best breweries in all of San Diego and would be such a benefit to our
Carlsbad Community. They bring foot traffic from all over the world including Russia, Japan, UK, as
well as all over southern California. People travel from Anaheim, Orange County, and the greater Los
· Angeles on the weekly to stock up on product. If you look at reviews online they are always in the top
three based on service and product i.e. Yelp, Google, Untapped. They have top of the line product, and
care about how they acquire it. They only use the best ingredients, the more local the better. They refuse
to strip the land of its nutrients so they go with the seasons finding fruits, spices, and product in excess.
Their love for the environment shows through their taproom and the steps they take as a business. They
are aware, and try to help their guests be aware of what they consume too. They would fit right in with the
local businesses in the village, so I hope to see Pure Project open up in Carlsbad soon!
Pure Project is an up and coming business leading the way in sustainable practices for a brewery. I would
love to see them represent the community I work and live in.
Thank you for your time and I strongly encourage you to vote in favor of the Pure Project CUP.
Sincerely,
Chris Farris
Nixon Inc.
Carlsbad, CA 92009
August 27, 2019 Item #9 Page 87 of 140
June 10th, 2019
Planning Commissioners
City of Carlsbad
1635 Faraday Avenue
Carlsbad, CA 92008
RE: Planning Commission Agenda Item - Pure Project
Dear Planning Commissioners,
I am writing to you today in support of the Pure Project CUP at 2825 State Street.
My name is Steve Maneotis and I am the Receiving and Special Projects Coordinator for Nixon Inc.,
located at 2091 Rutherford Road. I spend a good majority of my professional and personal time in the
city of Carlsbad, whether it be: at work, surfing, eating out, enjoying farmers markets, street fairs, etc.
I KNOW bringing in an innovative, community-based, eco-conscious company like Pure Project would be
a benefit for all involved and living near any of Pure's locations. First and foremost they are a 1% for the
Planet Company. They give back 1% of their total sales to environmental organizations local and
national, this includes our local Surfrider Foundation and San Diego Coastkeeper. Their brewery tasting
room is very well done with a natural look that makes you feel at home. They keep a calm environment
and educate guests about their beers, the process, how to make amazing flavors through care, why it's
important to support local farms and businesses that also care about the footprint we leave behind, etc.
Any city would be lucky to have a leading craft brewery like Pure Project represent them and bring
knowledge/examples of how to make a difference in our changing world, while making top of the line
product, while thriving into the future.
Pure Project is a great fit for the village in Carlsbad. It's modern and mother nature is their number one
priority, it shows throughout their tasting room(s). Their success and following will also bring support to
the community they are located in.
I strongly encourage you to vote in favor of the Pure Project CUP.
pecial Projects Coordi_nator at Nixon Inc.
Carlsbad, CA 92008
August 27, 2019 Item #9 Page 88 of 140
FORTHE
PLANET
June 5, 2019
Planning Commissioners
City of Carlsbad
1635 Faraday Avenue
Carlsbad, CA 92008
RE: Planning Commission Agenda Item -Pure Project
Dear Planning Commissioners,
47 Maple Street, Suite 103
Burlington, VT 05401
802.861.0460
onepercentfortheplanet.org
I am writing to you today in support of the Pure Project CUP at 2825 State Street.
I have the privilege of working closely with the team at Pure Project Brewing, through my role at 1% for
the Planet. Pure Proj ect is a business member of my organization, which means they give 1% of their
topline revenue directly to environmental nonprofits. Pure Projects supports local organizations like
San Diego Coastkeeper, the San Diego chapter of Surfrider, and Outdoor Outreach as well as national
and international nonprofits like The Conservation Alliance and Protect Our Winters.
As a part of the 1% for the Planet global network, they are actively driving more support to
environmental solutions, and are bringing their community along with them on that journey. Having
Pure Project in your city will not only bring more business to Carlsbad's core downtown area, but will
also offer an opportunity to engage both residents and visitors in the important efforts of their
nonprofit partners, which benefit the entire community above and beyond simply selling beer. As a
business committed to local environmental stewardship, Pure Project is exactly the type of high-end,
responsible business well-suited to a community like Carlsbad.
Pure Project is more than just a successful brewery making great beers. They have a proven track
record of building community and directly supporting local organizations working to protect the
amazing natural resources of San Diego Country. I strongly encourage you to vote in favor of the Pure
Project CUP.
Sincerely,
~-~
Liz~hiteley
1% for the Planet
California Membership Manager
August 27, 2019 Item #9 Page 89 of 140
Planning O:lmm.is~oners
City of Carlsbad
1635 Faraday Avenue
Carlsbad, CA 9120'08
RE: Planning Commission Agenda Item -Pb.r,,e·iP'r.ojeet
Dear Planning Commissioners,
I am writing to you today in support of the Pure Project COP at 2825 State Street.
nttps :r rmau.goog1e.com1mfill/utU
My name is Taylor Letourneau and I am employed by Islands Restaurant located in Carlsbad on Palomar
Airport Road. I've lived around this area my whole life and the village is one of my favorite places t.o
bang out! I love to check out all the new breweries, restaurants, hang out spots, etc, with my friends and
family.
l personally spend quite a bit of time in the village and Pure Project Brewery would be such a beneficial
business to have a part of our community. Their beer uses the highest quality ingredients and tastes the
best. Their values as a company align with the same I try to live by. They are extremely conscious of the
impact they are leaving on the environment and actually make the effort to reduce and give back. They
don't give bags away, don't print receipts, reuse grain bags as trash bags, give back to multiple
non-profits based on environmental conservation, and more. Why wouldn't you want a business that is
this cco-awarc? Our beautiful community needs to stay that way so lets' bring in businesses that support
those ideals.
I am in full support of Pure Project opening a tasting room in the village, and look forward to them
becoming a part of our community. Ibey would bring a positive impact to our village and complement
our fellow local businesses. ·
T strongiy encourage you to vote in favor of the Pure Project CUP.
Sincerely,
TOvy)~-Juve1v1c,v--
Tay1or Letourneau
Server at Islands Restaurant
Carlsbad, CA 92011
6/11/2019. 10:14 A
August 27, 2019 Item #9 Page 90 of 140
-------j
I -~.G. F~NTON CO;MJ>ANY I
June 11, 2019
Planning Commissioners
City of Carlsbad
1635 Faraday Avenue
Carlsbad, CA 92008
RE: Planning Commission Agenda Item -Pure Project
Dear Planning Commissioners,
My name is Bill Hooper, Commercial Portfolio Leader at HG Fenton Companies which owns and operates over
4MM SF of commercial real estate in San Diego county. 650K SF is in the City of Carlsbad and includes the
Brewery lgnitor program at Carlsbad Corporate Center located at 5818 -5870 El Camino Real.
Pure Project has been an HG Fenton customer in our Miramar Brewery Ignitor since irs inception in 2014.
They have been an exemplary customer, operating their business in a professional manner, and with
integrity. As such, we are encouraged to see their business grow.
Thank you.
WJL~
WiJliam Hooper
Commercial Portfolio Leader
August 27, 2019 Item #9 Page 91 of 140
PONBB
PROTECT OUR WINTERS
6/5/19
Planning Commissioners
City of Carlsbad
1635 Faraday Avenue Carlsbad, CA 92008
RE: Planning Commission Agenda Item -Pure Project
Dear Planning Commissioners,
I am writing to you today in support of the Pure Project CUP at 2825 State Street.
I believe that this project will both be good for the surrounding businesses, but also a benefit to
the community in general as well as will bring a high end clientele into the core downtown area.
I am in favor of Pure Project because they are more than just a brewery. They have a proven
track record of building community through their brewing, agriculture and by giving back through
their local non profit partners.
I strongly encourage you to vote in favor of the Pure Project CUP .
Sincerely, 7 tf/._?(
Torrey Udall
Director of Development & Operations
Protect Our Winters
August 27, 2019 Item #9 Page 92 of 140
All Receive -Agenda Item # / 0
For the Information of th;-
CITY COUNCIL
Date ~ CA i----CC -
CM ~00 ... :::::::DCM (3) ....,,:;;;;-
{city of
Carlsbad
Memo ID# 2019094
Council Memorandum
Aug.20,2019
To:
From:
Re:
Honorable Mayor Hall and Members of t~pty souncil
Elaine Lu key, Chief Operations Officer ytJ'-----J
Responses to Questions from the Aug. 19, 2019, Council Briefings
Agenda Item No. 10 -Pure Project Brewery and Tasting Room
Question 1: Does the Fire Department have any issues with the ingress/egress of the
project? Is a gate required at the outdoor patio for emergency purposes?
Answer: Staff has confirmed that the Fire Department does not have any concerns
related to ingress or egress. Based on the occupant load and proximity of the nearest
building exit, a gate is not required to be installed at the outdoor patio.
Question 2: What is the cumulative traffic count for Shorehouse Kitchen, Handel's and
the Pure Project Brewery?
Answer: 643 total average daily trips (ADTs) for Shorehouse Kitchen, Handel's and Pure
Project Brewery.
Shorehouse Kitchen: 2,776 square feet, 278 ADTs
Handel's: 1,499 square feet, 225 ADTs
Pure Project Brewery and Tasting Room: 2,206 square feet, 140 ADTs
Question 3: In the August 2018 Parking Study, what was the average weekend occupancy
(from 9 a.m. to 9 p.m.) of the off-street public parking lots located within a quarter mile
radius of the project site?
Answer: The average occupancy on the weekends in August 2018 was 76%.
cc: Scott Chadwick, City Manager
Celia Brewer, City Attorney
Michael Calderwood, Fire Chief
Gary Barberio, Deputy City Manager, Community Services
Sheila Cobian, City Clerk
City Manager's Office
1200 Carlsbad Village Drive I Carlsbad, CA 92008 I 760-434-2820 t August 27, 2019 Item #9 Page 93 of 140
Mia De Marzo
From:
Sent:
To:
Subject:
Attachments:
For #9.
Manager Internet Email
Monday, August 26, 2019 10:00 AM
City Clerk
Item #9 -FW: Support for Pure Project
Letter of Support Pure Project.pdf
From: Bret Schanzenbach [mailto:Bret@carlsbad.org]
Sent: Thursday, August 22, 2019 4:36 PM
To: Matthew Hall <Matt.Hall@carlsbadca.gov>
All Receive -Agenda Item # _g_
For the lnform.ition of the:
~!TY ~UNtlL
Date >rz, A ~ CC _:t .
CM ~00 _EocM(3) .:e_
Cc: Manager Internet Email <Manager@CarlsbadCA.gov>; Cori Schumacher <Cori.Schumacher@CarlsbadCA.gov>;
Barbara Hamilton <Barbara.Hamilton@CarlsbadCA.gov>; Priya Bhat-Patel <Priya.Bhat-Patel@CarlsbadCA.gov>; Keith
Blackburn <Keith.Blackburn@carlsbadca.gov>
Subject: Support for Pure Project
Honorable Mayor Hall,
Please find attached the Chamber of Commerce's support for Pure Project.
Sincerely,
<Bret Sclianzen6acli
President & CEO
Carlsbad Chamber of Commerce
760-931-8400 Office
bret@ca rlsbad .org
www.Carlsbad.org
"i State of the*=
Cl)ll1111lll]lt\l
LUNCHEON ./
1 August 27, 2019 Item #9 Page 94 of 140
August 22, 2019
The Honorable Mayor Matt Hall
City of Carlsbad
Dear Mayor Hall:
.....,.. -,,,-
CARLSBAD
CHAMBER OF COMMERCE
I am writing in support of Pure Project Brewery and Tasting Room, a new boutique brewery that is
proposing to go into the Village at 2825 State Street.
We specifically ask that the council approve the City Manager's Recommendation to adopt the
Resolutions necessary to approve their development plan and conditional use permit.
This particular amenity is one that is lacking in our Village. While we have many great restaurants, we
don't have any craft tasting rooms. Our only other craft brewer in the Village is Pizza Port. This type
of tasting room is particularly attractive to young professionals that Carlsbad is blessed to have in
abundance. Currently they predominantly seek this type of passion in neighboring communities. Pure
Project will also be a great compliment to New Village Arts Theater, who is located directly across the
street. Their proximity to Public Transit is also a bonus. As workers come home and empty the parking
lot at the train station, patrons or Pure Project will be pulling in to enjoy their evening. This overall
upgrade and activation of Christiansen Way will be very positive addition to our thriving Village.
Therefore, the Board of Directors of the Carlsbad Chamber of Commerce respectfully requests that you
approve their development plan and their conditional use permit.
~--------~ -----Bret Schanzenbach
President and CEO
Cc: Mayor Pro Tern Bhat-Patel
Council Member Blackburn
Council Member Schumacher
Council Member Hamilton
City Manager Scott Chadwick
5934 Priestly Drive I Carlsbad, CA 92008 I 760.931.8400 T I 760.931.9153 F
www.carfsbad.org
August 27, 2019 Item #9 Page 95 of 140
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 6:00 p.m. on Tuesday, August 20, 2019 to consider approving a Minor Site Development Plan
and Conditional Use Permit for a 2,206-square-foot brewery and tasting room and the payment of one (1)
parking in-lieu fee. The site is located at 2825 State Street in the Village Center (VC) District of the Village
and Barrio Master Plan and within Local Facilities Management Zone 1, and more particularly described
as:
Lot 7 and Lot 8 in Block J of town of Carlsbad, in the City of Carlsbad, according to Map
thereof No. 535, filed in the Office of the County Recorder of San Diego County, May 2,
1888
Whereas, on June 19, 2019 the City of Carlsbad Planning Commission voted 5-1-1 to approve of a Minor
Site Development Plan and Conditional Use Permit for a 2,206-square-foot brewery and tasting room and
the payment of one (1) parking in-lieu fee. The site is located at 2825 State Street in the Village Center
(VC) District of the Village and Barrio Master Plan and within Local Facilities Management Zone 1. The City
Planner has determined that this 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 is therefore categorically
exempt from the requirement for the preparation of environmental documents pursuant to section 15303
(New Construction or Conversion of Small Structures) of the State CEQA guidelines.
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 August 15, 2019. If you have any questions, please contact
Shannon Harker in the Planning Division at (760) 602-4621 or shannon.harker@carlsbadca.gov.
If you challenge the Minor Site Development Plan and 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: SDP 2019-0002/CUP 2018-0021 (DEV2018-0196)
CASE NAME: PURE PROJECT BREWERY AND TASTING ROOM
PUBLISH: Friday, August 9, 2019
CITY OF CARLSBAD
CITY COUNCIL
August 27, 2019 Item #9 Page 96 of 140
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August 27, 2019 Item #9 Page 97 of 140
PEACOCK AND PEACOCK
403 PARKWOOD LN
ENCINITAS CA 92024
ONE RAILYARD LOFTS LLC
PO BOX 7050
RANCHO SANTA FE CA 92067
WEINBERGER LAWRANCE AND
LAURIE
211 MAPLE A VE
SEA CLIFF NY 11579
NORTH S}\N DIEGO COUNTY
TRANSIT D
PUBLIC .7',GENCY
CARLSBAD CA 92008
OWNER NAME UNAVAILABLE
2747 ROOSEVELT ST
CARLSBAD CA 92008
PATERSON KENT R
5315 AVENIDA ENCINAS
STE 130
CARLSBAD CA 92008
TOMARO LIVING TRUST
385 BEECH AVE
CARLSBAD CA 92008
CONDOMITTI MATTHEW J
2778 CARLSBAD BLVD
UNIT 202
CARLSBAD CA 92008
WRIGHT PATRICIA C
2778 CARLSBAD BLVD
UNIT 208
CARLSBAD CA 92008
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WHITAKER DON CDP JR
2685 STATE ST
CARLSBAD CA 92008
CARLSBAD STATE STREET LLC
2739 STATE ST
CARLSBAD CA 92008
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202 RAINBOW LN
OCEANSIDE CA 92054
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PARTNE
2653 ROOSEVELT ST
STE D
CARLSBAD CA 92008
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351 BEECH AVE
CARLSBAD CA 92008
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BONSALL CA 92003
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2778 CARLSBAD BLVD
UNIT 204
CARLSBAD CA 92008
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2778 CARLSBAD BLVD
UNIT 210
CARLSBAD CA 92008
SAN DIEGO G}\S .'HlD ELECTRIC CO
PUBLIC AGENCY
CARLSBAD CA 92008
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883 W GOODRICH PL
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CARLSBAD CA 92009
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OCEANSIDE CA 92054
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6631 LITTLER DR
SAN DIEGO CA 92119
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PO BOX 675685
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351 ACACIA AVE
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CARLSBAD CA 92008
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2778 CARLSBAD BLVD
UNIT 206
CARLSBAD CA 92008
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2778 CARLSBAD BLVD
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CARLSBAD CA 92008
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2177 N GRANDVIEW RD 5405 ALTON PKWY FAMILY
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SDP 2019-0002/CUP 2018-0021
Pure Project Brewery and
Tasting Room
1 August 27, 2019 Item #9 Page 103 of 140
Pure Project Brewery and Tasting Room
1.Minor Site Development Plan
2.Conditional Use Permit
3.Payment of one parking in-lieu fee for
one parking space
Planning Commission recommended approval
of the project on June 19, 2019
August 27, 2019 Item #9 Page 104 of 140
Location Map
3 Barrio Center (BC)
Village~Barrk> Other IVBO) August 27, 2019 Item #9 Page 105 of 140
State Street facade
4 August 27, 2019 Item #9 Page 106 of 140
Christiansen Way facade
Pure BreweryHandel’s
5 August 27, 2019 Item #9 Page 107 of 140
State Street alley facade
6 August 27, 2019 Item #9 Page 108 of 140
Site Plan
Pure Project
Brewery
Handel’s
Christiansen Way State Street Shorehouse
Kitchen
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SCOPE OF
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August 27, 2019 Item #9 Page 109 of 140
Floor
PlanRetail
Tasting Room
Patio/Tasting Area
Storage/restrooms
8 August 27, 2019 Item #9 Page 110 of 140
North
Elevation
Handel’s
9 August 27, 2019 Item #9 Page 111 of 140
Outdoor Patio
10 August 27, 2019 Item #9 Page 112 of 140
West Elevation
11 August 27, 2019 Item #9 Page 113 of 140
Conditional Use Permit
Deliveries will not occur during hours that would
impact residents.
By-products/waste from production of beer will
be removed within 24 hours and properly
disposed via sewer system.
Fermentation tanks are located indoors and
installed with a filter to reduce odor created from
brewery process.
12 August 27, 2019 Item #9 Page 114 of 140
Parking In-Lieu Fee
Program
Non-residential uses in VC,
VG, FC and PT districts east of
railroad tracks.
Average occupancy of off-
street public spaces within ¼
mile of site shall be under
85% based on most recent
parking study.
13
Lot ID Spaces
A 57
B 52
C/D 113
E 39
I 13
Total 274
---===iF~t 0 ,<IQ August 27, 2019 Item #9 Page 115 of 140
Parking In-Lieu Fee
Findings
August 2018 Parking Study
Average occupancy on
weekend: 76%
Weekday: 78.9%
Less than 85% threshold
Complies with program’s
participation restrictions
$11,240/parking in-lieu fee
14
Lot ID Spaces
A 57
B 52
C/D 113
E 39
I 13
Total 274
--===fml 0 500 August 27, 2019 Item #9 Page 116 of 140
Project Consistency
General Plan
Village & Barrio Master Plan
Development standards
Design guidelines
Parking In-Lieu Fee Program
CEQA
15 August 27, 2019 Item #9 Page 117 of 140
Recommendation
That the City Council:
1.ADOPT the Resolution APPROVING the Minor Site
Development Plan and Conditional Use Permit.
2.ADOPT the Resolution APPROVING the payment of
the parking in-lieu fee for one (1)parking space
and the participation in the Village Parking In-Lieu
Fee Program.
16 August 27, 2019 Item #9 Page 118 of 140
r o • I e C t
tecscae~
August 27, 2019 Item #9 Page 119 of 140
tecscae~
August 27, 2019 Item #9 Page 120 of 140
What Is Pure Project
•High-end Craft Brewery and Tasting Room With a
Focus On:
•Organic, local and seasonal ingredients
•Exceptional customer experience through
education and storytelling•1 of only 122 Advanced Cicerones in the world on staff
•Creating community through agriculture
•Sustainability and giving back
tecscae~
August 27, 2019 Item #9 Page 121 of 140
tecscae~
August 27, 2019 Item #9 Page 122 of 140
Who We Are
•Founded in 2015 by Jesse Pine & Mat Robar
•Started Operations in 2016
•Named to 4 Best New Breweries Lists (2016)
•Named #3 Best Local Brewery in the US (2017)•by Yelp and featured in Travel + Leisure
•National & International Award Winning Beer with a
strong local, regional and national following.TRAVEL+
LEISURE
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August 27, 2019 Item #9 Page 123 of 140
tecscae~
August 27, 2019 Item #9 Page 124 of 140
What Makes Us Different
•Boutique Customer Experience•Background, story and ingredients•Attention to detail
•Brewing w/ The Seasons•Seasonal beers, Strawberry Fest
•Sustainability•Ingredients: grains, adjuncts, water•Packaging: no plastic, reused materials…etc
•Giving Back•1% For The Planet (over $20,000 donated in 2018)•Local and national non-profit partners
tecscae~
August 27, 2019 Item #9 Page 125 of 140
Organizations We Support
OU AT ON
PROT CTOURWINTERS
FORTHE
PLANET
The Co servat· on
Al ·ance
Our oor Business iving B:ac' co the Outdoors
OUTDOOR
OUTREACH
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tecscae~
August 27, 2019 Item #9 Page 126 of 140
Pure Project + San Diego Surfrider
tecscae~
August 27, 2019 Item #9 Page 127 of 140
SITE PLAN
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24'-0"
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August 27, 2019 Item #9 Page 128 of 140
NORTH ELEVATION (CHRISTIANSEN WAY)
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August 27, 2019 Item #9 Page 129 of 140
NORTH ELEVATION (CHRISTIANSEN WAY)
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August 27, 2019 Item #9 Page 130 of 140
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August 27, 2019 Item #9 Page 131 of 140
NORTH ELEVATION (CHRISTIANSEN WAY)
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August 27, 2019 Item #9 Page 132 of 140
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August 27, 2019 Item #9 Page 133 of 140
tecscae~
August 27, 2019 Item #9 Page 134 of 140
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August 27, 2019 Item #9 Page 135 of 140
Why Carlsbad
•Thriving culture, food and beverage scene•Our concept is a compliment to this scene and will bring in
more people to experience the growing village. We have a
large number of fans who come to visit us from all over San
Diego county, Southern California, US and internationally. •Upscale Demographic•Our brand fits this demographic very well. There is only 1
other brewery in the Village and it is a different concept•Environmentally Conscious & Community Driven•We make a very concerted effort to operate as
environmentally consciously as possible and help create
community through local events.•Already supported : Carlsbad Music Festival, Carlsbad Art
Walk and upcoming Taste of Carlsbad & Carlsbad Brewfest
tecscae~
August 27, 2019 Item #9 Page 136 of 140
tecscae~
August 27, 2019 Item #9 Page 137 of 140
Thank You.
tecscae~
August 27, 2019 Item #9 Page 138 of 140
tecscae~
August 27, 2019 Item #9 Page 139 of 140
r o • I e C t
tecscae~
August 27, 2019 Item #9 Page 140 of 140