HomeMy WebLinkAbout2019-06-19; Planning Commission; ; RP 2018-0013/CDP 2018-0050 (DEV2017-0020) – FRESCO RESTAURANTItem No.
Application complete date: May 10, 2019
P.C. AGENDA OF: June 19, 2019 Project Planner: Esteban Danna
Project Engineer: Jennifer Horodyski
SUBJECT: RP 2018-0013/CDP 2018-0050 (DEV2017-0020) – FRESCO RESTAURANT – Request for 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 preparation 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.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7336 RECOMMENDING
APPROVAL of Minor Review Permit RP 2018-0013 and Coastal Development Permit CDP 2018-0050 based
on the findings and subject to the conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
The 0.46-acre site (APN 203-232-16-00) is located on the north side of Carlsbad Village Drive, between
Carlsbad Boulevard to the east and Garfield Street to the west. The site is currently developed with a
2,005-square-foot restaurant building with 769 square feet of outdoor dining area. The project proposes
to add a second story to the existing building, including a 1,620-square-foot outdoor dining area and a
467-square-foot enclosed area containing restrooms, storage and food preparation areas. The additional
outdoor eating area is located on the south side of the existing building, adjacent to Carlsbad Village Drive.
The project proposes to add dining areas open to the sky, underneath a trellis and fabric-covered cabanas.
The project also proposes a service bar, two restrooms, food preparation areas and a host/hostess station.
Ingress and egress are provided via two staircases and an elevator. The existing flat roof area at the rear
of the building will be covered with a 5:12 pitched roof.
Table A below includes the General Plan designations, zoning and current land uses of the project site and
surrounding properties.
2
RP 2018-0013/CDP 2018-0050 (DEV2017-0020) – FRESCO RESTAURANT
June 19, 2019
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TABLE A – SITE AND SURROUNDING LAND USE
Location General Plan
Designation Zoning Current Land Use
Site Village (V) Village Review (V-R), Land Use
District 9 – Tourism Support Area
Restaurant
North Village (V) Village Review (V-R), Land Use
District 9 – Tourism Support Area
Single-Family Residence
South Village (V) Village Review (V-R), Land Use
District 9 – Tourism Support Area
Hotel/Restaurant/Retail
East Village (V) Village Review (V-R), Land Use
District 9 – Tourism Support Area
Duplex
West Visitor
Commercial (VC)
Commercial Tourist (C-T) Hotel
III. ANALYSIS
The proposed project is subject to the following ordinances, standards, and policies:
A. Visitor Commercial (VC) General Plan Land Use Designation;
B. Village Review (V-R) Zone (CMC Chapter 21.35) and Land Use District 9 – Tourism Support Area
(Village Master Plan and Design Manual);
C. Coastal Development Regulations for the Village Segment of the Local Coastal Program (Village
Master Plan and Design Manual); and
D. 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 of the above regulations
and policies is discussed in the sections below.
A.Village (V) General Plan Land Use Designation
The General Plan Land Use designation for the subject property is Village (V). Table B identifies General
Plan goals and policies relevant to the proposed project and describes how the project complies with
those goals and policies.
TABLE B – GENERAL PLAN COMPLIANCE
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE OR PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLIANCE
Land Use Goal 2-G.10:
Promote continued growth of
visitor-oriented land uses, and
provide enhanced opportunities for
new hotels and visitor-services in
desirable locations.
Goal 2-G.29:
Maintain the Village as a center for
residents and visitors with
The addition of a second-story
1,620 square-foot outdoor dining
area and a 467 square-foot
enclosed area enhances the
vitality of the Village by
strengthening an existing service
to local residents and visitors that
is characteristic to the Village
area.
Yes
RP 2018-0013/CDP 2018-0050 (DEV2017-0020) – FRESCO RESTAURANT
June 19, 2019
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ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE OR PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLIANCE
commercial, residential, dining,
civic, cultural, and entertainment
activities.
Goal 2-G.30:
Develop a distinct identity for the
Village by encouraging a variety of
uses and activities, such as a mix of
residential, commercial office,
restaurants and specialty retail
shops, which traditionally locate in
a pedestrian–oriented downtown
area and attract visitors and
residents from across the
community by creating a lively,
interesting social environment.
Policy 2-P.71:
Seek ways of strengthening existing
establishments through façade and
streetscape improvements,
upgraded public and private
landscaping and aesthetically
upgraded signage and way-finding.
Encourage outdoor dining, sidewalk
cafes and limited outdoor displays
of merchandise to enliven street-
level activity.
The project complements the
existing uses within the Village by
providing additional restaurant
capacity, especially during the
peak summer season. The project
also reinforces the pedestrian
orientation desired for the
downtown area by enhancing an
existing use that is within close
proximity to residences and
visitor-oriented uses.
The proposed outdoor dining area
is complementary to the
restaurant’s recently completed
façade improvement and aims to
further contribute to the
revitalization of the Village area by
creating a new ocean-view dining
opportunity for residents and
visitors.
Mobility Goal 3-G.2:
Improve connectivity for residents,
visitors and businesses.
The existing restaurant is located
approximately one-quarter mile
from the Carlsbad Village Station
which provides train and bus
services throughout the day. The
addition of the outdoor dining
area will not alter the pedestrian
connectivity provided by the
existing sidewalk on Carlsbad
Village Drive.
Yes
Noise Goal 5-G.2:
Ensure that new development is
compatible with the noise
environment, by continuing to use
potential noise exposure as a
criterion in land use planning.
Policy 5-P.5:
The noise study prepared by ABC
Acoustics, Inc. (February 11, 2019)
determined that no significant
noise impacts are anticipated for
the proposed outdoor dining
addition and, therefore, no noise
mitigation measures are needed.
The project is conditioned to
Yes
RP 2018-0013/CDP 2018-0050 (DEV2017-0020) – FRESCO RESTAURANT
June 19, 2019
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ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE OR PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLIANCE
Noise Generation. As part of
development project approval,
require that noise generated by a
project does not exceed standards
established in Table 5-3.
comply with the required noise
standards set forth by the General
Plan.
Public Safety Goal 6-G.1:
Minimize injury, loss of life, and
damage to property resulting from
fire, flood, hazardous material
release, or seismic disasters.
Policy 6-P.34:
Enforce the Uniform Building and
Fire codes, adopted by the city, to
provide fire protection standards
for all existing and proposed
structures.
The proposed structural
improvements are required to be
designed in conformance with all
seismic, fire and safety standards
as required by the State’s Uniform
Building Code.
Yes
Sustainability Policy 9-P.1:
Enforce the Climate Action Plan as
the city’s strategy to reduce
greenhouse gas emissions.
The proposed project is required
to comply with the City’s current
Climate Action Plan requirements.
Yes
B.Village Review (V-R) Zone (CMC Chapter 21.35) and Land Use District 9 – Tourism Support Area
(Village Master Plan and Design Manual)
The subject property is located within the Village Review (V-R) zone and Land Use District 9 – Tourism
Support Area, of the Village Master Plan. Restaurants are a permitted use in Land Use District 9. The
specific development standards for new development within Land Use District 9 and the project’s
compliance with these standards is shown in Table C below. No variances or standards modifications are
requested for the project. Therefore, the project complies with the guidelines specific to District 9 and the
Coastal Zone.
TABLE C – COMPLIANCE WITH VILLAGE MASTER PLAN, LAND USE DISTRICT 9
STANDARD REQUIRED/ALLOWED PROPOSED COMPLY
Front Yard
Setback
5-20 Feet No changes to existing front yard
setback.
Yes
Side Yard
Setback
5-10 Feet New construction – 5 feet Yes
Rear Yard
Setback
5-15 Feet New construction – 6 feet-11 inches Yes
Building
Height
45 feet 25 feet 2¾ inches Yes
RP 2018-0013/CDP 2018-0050 (DEV2017-0020) – FRESCO RESTAURANT
June 19, 2019
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STANDARD
REQUIRED/ALLOWED
PROPOSED
COMPLY
Building
Coverage
80-100% 25.5% Yes
Roof Pitch 50% of the total roof structure
must have a 5:12 roof pitch
(minimum 1,698 square feet)
At least 50% of the roof structure has a
5:12 roof pitch (2,257 square feet
proposed)
Yes
Open
Space
20% of the total lot area (4,008
square feet minimum)
Existing and proposed landscape
planters, walkways and outdoor seating
total 4,851 square feet
Yes
Parking One space per 100 square feet of
net
floor space for facilities less than
4000 square feet (28 parking
spaces required).
35 parking spaces are provided onsite.
No additional parking is required for
proposed outdoor seating that is equal
to or less than amount of indoor
seating.
Yes
C.Coastal Development Regulations for the Village Segment of the Local Coastal Program (Village
Master Plan and Design Manual)
Consistency with the Local Coastal Program is required for this project as it is located within the Village
Segment of the Coastal Zone. The Village Master Plan and Design Manual functions as the Local Coastal
Program for the Village Segment of the Local Coastal Program. Staff finds that the proposed addition is
consistent with the Village Master Plan and Design Manual and is, therefore, consistent with the Local
Coastal Program.
D.Growth Management Ordinance (CMC Chapter 21.90), Local Facilities Management Plan Zone 1
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 D below.
TABLE D – 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 N/A N/A
Circulation 110 ADT Yes
Fire Station 1 Yes
Open Space N/A N/A
Schools N/A N/A
Sewer Collection System N/A N/A
Water 220 GPD Yes
IV. ENVIRONMENTAL REVIEW
RP 2018-0013/CDP 2018-0050 (DEV2017-0020) – FRESCO RESTAURANT
June 19, 2019
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Pursuant to Section 15301 – Existing Facilities, of the California Environmental Quality Act (CEQA)
Guidelines, the project is categorically exempt from the provisions of CEQA. The project is consistent with
the Village Master Plan as well as the General Plan. Approval of the project will not result in significant
effects relating to traffic, noise, air quality, or water quality; and the site can be adequately served by all
necessary utilities and public services. A Notice of Exemption will be filed by the City Planner upon final
project approval.
ATTACHMENTS:
1. Planning Commission Resolution No. 7336
2. Location Map
3. Disclosure Statement
4. Reduced Exhibits
5. Full Size Exhibits “A” – “F” dated June 19, 2019