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HomeMy WebLinkAbout1996-02-07; Design Review Board; ; RP 94-07A|CDP 94-08A - CARLSBAD VILLAGE BREWERY AND PUBLIC HOUSEITEM NO. 1 Staff: Debbie Fountain Date: February 7, 1996 TO: DESIGN REVIEW BOARD FROM: HOUSING AND REDEVELOPMENT DEPARTMENT SUBJECT: RP 94-07(a)/CDP 94-08(a) - CARLSBAD VILLAGE BREWERY AND PUBLIC HOUSE - Request to approve an amendment to Major Redeveiopment Permit 94-07 and Coastal Development Permit 94-08 to allow use of a grain silo in conjunction with operations of an existing restaurant and microbrewery located at 571 Carlsbad Village Drive on the southwest corner of Carlsbad Village Drive and Roosevelt Street in Sub-Area 1 of the Village Redevelopment Area. I. STAFF RECOMMENDATION Staff recommends that the Design Review Board APPROVE Resoiution No. 243 and 244 recommending approval by the Housing and Redevelopment Commission of an amendment to Major Redevelopment Permit 94-07 and Coastal Deveiopment Permit 94- 08 to allow use of a grain silo, as an accessory storage facility, in conjunction with operations of an existing restaurant and microbrewery located at 571 Carisbad Village Drive. II. PROJECT DESCRIPTION AND BACKGROUND On March 1, 1995, the Design Review Board recommended approval of a Major Redevelopment Permit and Coastal Development Permit to allow a change in land use from the previous retail bakery to a restaurant/microbrewery. The Housing and Redevelopment Commission approved the subject permits for the project on April 4, 1995. The project included the remodel/revitalization of the existing building facade, new brick detailing, new canvas canopies over the entrances and an open wood trellis over the courtyard area added adjacent to the west side of the building. The site work also included the creation of 34 on-site parking spaces and addition of landscaping. The original plans indicated that there would be four (4) grain display containers, permitted accessory storage structures, located parallel to the rear of the existing building. These containers were to be no larger than two and one half feet in diameter and no taller than the existing building. The one large grain silo that was actually installed on the site is approximately ten (10) feet in diameter and several feet taller than the existing building. It was determined by staff that the grain silo actually installed on the site was a design feature change which should have been disclosed by the applicant prior to action being taken by the Housing and Redevelopment Commission on the RP 94-07(a)/CDP 94-08(a) February 7, 1996 Page 2 previously approved project site plan. The applicant was informed that an amendment to the previously approved redevelopment and coastal development permits would be required before the grain silo could be permanently installed on the site as an accessory structure and utilized for operations of the new restaurant and microbrewery. Staff has been working with the applicant since July, 1995 to obtain the documents necessary to process an amendment to the subject permits for the large grain silo as an accessory structure to the existing permitted use of a restaurant and microbrewery. The applicant is requesting an amendment to the major redevelopment permit and coastal development permit for the restaurant/microbrewery to allow the single large silo, which is currently located on the site, as an architectural/design feature of, and accessory structure for, the restaurant building and functional, but incidental, component of the microbrewery. Staff agreed to recommend approval of the existing large silo with the following conditions: 1. The height of the silo must be reduced to 21 feet. The silo shall not be taller than the building. 2. The silo must be relocated towards the center of the building (west of its current location) by at least seven (7) feet. 3. The landscape area to the rear of the building and adjacent to the public sidewalk must be expanded with the addition of at least one large palm tree. 4. A six foot lattice fencing, in a color to match the stucco on the existing building, must be added to enclose the bottom of the silo. Flowering vines must be added to the lattice work to create additional landscaping and to provide some further screening of the silo. III. VILLAGE DESIGN MANUAL LOCAL COASTAL PLAN AND REDEVELOPMENT PLAN CONSISTENCY Under the original permit, the land use was found to be consistent with the Village Design Manual/Local Coastal Plan and Redevelopment Plan for the Village Redevelopment Area. The addition of the large grain silo represents an accessory structure, a storage facility, which is necessary to the operations of the microbrewery and, as such a use, is permitted by, and is consistent with, the Village Design Manual, Local Coastal Program and Redevelopment Plan for the Village Redevelopment Area. RP 94-07(a)/CDP 94-08(a) February 7, 1996 Page 3 IV. GENERAL PLAN CONSISTENCY The project was previously found to be consistent with the goals and objectives of the various elements of the General Plan. The addition of the large grain silo does not reflect a change to the land use which would impact this consistency finding because the accessory use represented by the grain silo, or storage facility, is permitted by the Village Design Manual, Local Coastal Program, Redevelopment Plan, and ultimately, the City of Carisbad's General Plan. V. PARKING ANALYSIS AND ZONING ORDINANCE COMPLIANCE The addition of the large grain silo, as an accessory structure, will have no impact on parking for the restaurant and microbrewery. It does not create a need or requirement for additional parking or reduce the number of parking spaces to be provided on site for the previously approved restaurant and microbrewery. The restaurant/microbrewery is meeting its parking requirement for the restaurant and microbrewery by providing thirty-four (34) on-site parking spaces and subleasing seven (7) parking spaces from the Agency for as long as the parking is required for the approved use. VI. ENVIRONMENTAL REVIEW With original project approval on April 4, 1995, the Housing and Redevelopment Commission made a finding that the environmental effects of the project had already been considered in conjunction with previously certified environmental documents for the Village Redevelopment Plan. This original environmental review included the four previously approved grain display containers as accessory structures on the site. The installation of the new single, large grain silo on the site, as an accessory structure, replaces the previously approved grain containers. The change is grain containers does not reflect a change in land use or building structure which would result in additional environmental review requirements for the project. VII. CONCLUSION Staff supports the amendment to the subject redevelopment and coastal development permits to add the large grain silo, as a permitted accessory storage facility, subject to the conditions outlined within this report and set forth within the attached Design Review Board Resolutions. Therefore, staff recommends that the Design Review Board take action to approve a recommendation to the Housing and Redevelopment Commission RP 94-07(a)/CDP 94-08(a) February 7, 1996 Page 4 for approval of the amendment to the redevelopment and coastal development permits related to this project. EXHIBITS: 1 - Design Review Board Resolution Nos. 243 and 244 recommending approval of the amendments to 94-07 and CDP 94-08, respectively. 2 - Location Map. 3 - Background Data Sheet, Project Description, and Disclosure Statement. 4- Exhibits "A" - "C", dated February 7, 1996 (on file in the Housing and Redevelopment Department). BACKGROUND DATA SHEET EXHIBIT 3 CASE NO.: RP 94-07(A)/CDP 94-08(A) CASE NAME: Carlsbad Brewery and Public House APPLICANT: Brett Redmayne-Titley REQUEST AND LOCATION: Addition of a large Grain Silo (21 feet tall; 20 feet diameter) on site of existing restaurant and microbrewery buildina. LEGAL DESCRIPTION: The northeasterly 80 feet of lots 17 thru 19 in Block 33 and all of lots 20, 21, and 22 in Block 33 of City of Carlsbad, County of San Diego. State of California, according to maps thereof No. 775 and 535. filed in the Office of the County Recorder of San Diego County, February 15, 1894 and May 2, 1888 respectively. APN: 203-306-02 AND 012 Acres 0.382 Proposed No. of Lots/Units 0 GENERAL PLAN AND ZONING Land Use Designation: CBD Density Allowed: variable Density Proposed: N/A Existing Zoning: V-R Proposed Zoning: V-R Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning Requirements) Zoning Land Use Site V-R Commercial Building, Retail North V-R Commercial Building, Retail South V-R Commercial Building, Retail East V-R Commercial Building, Bank West V-R Commercial Building, Retail PUBLIC FACILITIES School District Carlsbad Water District Carlsbad Sewer District Carlsbad Equivalent Dwelling Units (Sewer Capacity) 16 .10 Public Facilities Fee Agreement, dated December 9, 1994 ENVIRONMENTAL IMPACT ASSESSMENT Negative Declaration, issued Certified Environmental Impact Report, dated. X Other, PRIOR COMPLIANCE I V EXHIBIT 2 PUBLIC PARKING GRAND AVENUE CO O < OC h- Q < O DC -J < DC o z )^ CL < a. O _j CQ D Q. UJ LLI DC I- CO UJ CO LU UJ DC h- co LU > UJ CO o O DC PUBLIC PARKING CARLSBAD VILLAGE DRIVE CD Z )^ CC < a. O _j OQ D Q_ Site CITY OF CARLSBAD W4- N > E I CARLSBAD BREWERY & PUBLIC HOUSE RP94-07(a)/CDP94-08(a) PROJECT DESCRIPTION/EXPLANATION PROJECT NAME: CARLSBAD BREWERY AND PUBLIC HOUSE APPLICANT NAME: BRETT REDMAYNE-TITLEY Please describe fully the proposed project. Include any details necessary to adequately explain the scope and/or operation of the proposed project. You may also include any background information and supporting statements regarding the reasons for, or appropriateness of, the application. Use an addendum sheet if necessary. Description/Explanation: Due to the fact that a large grain silo is more efficient for operations of a microbrewery, the Carisbad Brewery and Public House would like to revise its Major Redevelopment Permit and Coastal Development Permit to delete the previously approved four small "grain display coDtainers" and add one large grain silo indicated on our plans. This large grain silo i^^F^jeet in diameter and will be no taller than the existing restaurant buiiding upon finaTiristallation. This grain silo is necessary to store the\ grain necessary to produce hand-made beers on the site in a safe and healthy manne". See attached pictures.