HomeMy WebLinkAboutRP 84-03A; Carlsbad Inn; Redevelopment Permits (RP)V
STAFF REPORT
DATE: FEBRUARY 7, 1990
TO: DESIGN REVIEW BOARD
FROM: PLANNING DEPARTMENT
SUBJECT: RP 84-3(d) - A request for an amendment to allow a new deli-type business
within the Carlsbad Inn.
I. RECOMMENDATION
That the Design Review Board ADOPT Design Review Board Resolution No. 153
approving RP 84-3(d), based on the findings and subject to the conditions contained
therein.
n. DISCUSSION
On November 16, 1988, the Design Review Board approved RP 84-3(c) allowing a deh-
type business within the Carlsbad Inn. A new tenant is proposing to occupy this space.
Minor changes to the conditions of approval of Design Review Board Resolution No. 127
are also proposed.
The applicant is proposing a combination market, bakery and delicatessen operation with
a newspaper theme. Exhibit "X" contains a description of the proposed operating and
service formats as well as sample menus. The name of the business will be the Carlsbad
Deli News and will also offer catering services.
Exhibit "Y" shows a floor plan for the proposed deli and is in substantial conformance with
the approval of RP 84-3 (c). There are two conditions of approval to RP 84-3(c) that the
applicant wishes to modify. Condition of approval No. 6 in Design Review Board
Resolution No. 127 states that the hours of operation be limited to 6:00 a.m. to 8:00 p.m
for food service and until 10:00 p.m. for groceries. The applicant is proposing the hours
of operation to be 7:00 a.m. to 11:00 p.m. Condition of approval No. 7 in Resolution No.
127 states that liquor or wine not be served in glass containers. The applicant is proposing
to serve beer and wine in glass containers. Staff supports these amendments to the
conditions of approval because they are minor in nature and will not adversely impact the
operation of the deh, as intended by the approval of RP 84-3(d) (i.e., parking and
compatibility are not affected).
RP 84-3(d) Amendment
February 7, 1990
Page Two
In conclusion, staff supports the proposed deh use, the proposed operating format and the
modifications to the conditions of approval for RP 84-3(c). Staff recommends approval
of RP 84-3(d).
ATTACHMENTS
1. Design Review Board Resolution No. 153
2. Design Review Board Resolution No. 127
3. Disclosure Form
4. Notice of Exemption
5. Exhibit "X", dated February 7, 1990
6. Exhibit "Y", dated February 7, 1990
ENM:af
1/30/90
Citv of Carlsbad
WtKK3EBBn5SM3S?SSSBBSM
NOTICE OF EXEMPTION
January 31, 1990
County Clerk
County of San Diego
220 West Broadway
San Diego, CA 92101
Pro.iect Title Carlsbad Deli News- RP 84-3(d)
Pro.iect Location--Specific 3001 Carlsbad Boulevard
Pro.iect Location--Citv Carlsbad Pro.iect Location--CountY San Diego
Description of Nature, Purpose, and Beneficiaries of Pro.iect Deli use operation
in an existing, approved for deli use space.
Name of Public Aqency Approving Pro.iect City of Carlsbad
Name of Person or Aqencv Carrying Out Pro.iect Linda Simkins
Exempt Status (Check One)
Ministerial (Sec. 15073)
Declared Emergency (Sec. 15071 (a)}
Emergency Project (Sec. 15071 (b) and (c)}
X Categorical Exemption. State type and section
number: Class 1(a)
Reason Why Pro.iect is Exempt: Interior alterations of existing space.
Contact Person Eric Munoz (619) 438-1161
If filed by applicant:
1) Attach certified document of exemption finding.
2) Has a notice of exemption been filed by the pubic
agency approving the project? Yes No
MICHAEL J. HOLZMILLER
Planning Director
ENM:af
2075 Las Palmas Drive • Carlsbad, California 92009-4859 • (619) 438-1161
THE DELI NEWS
Business Objectives: We intend to provide moderately
priced breakfast, lunch and dinner and specialty merchandise
in a unique, casual, walk-up deli counter format. We will
also provide catering services.
1. Hours of Operation: 7am to 11pm. (hours will vary)
2. Service Format: Order is taken at counter, food is prepared
for eat-in or take-out, customer is called back to counter
for food pick up.
3. Customer base: Carlsbad Inn Resort guests and employees,
walk-in trade and catering.
4. Sign plans will be submitted to City of Carlsbad for approval.
5. We will use single service paper goods, with the exception of
silverware, glasses for beer and wine and mugs for coffee.
6. Beer and wine served by the glass and bottle, and available
for take out. Sale of beer and wine incidental to business,
not primary. Hours of operation tailored to food sales,
not liquor. We will never be open solely for the sale of
beer and wine.
7. 9 tables only inside.
8. Common Area: Patio designated as such, available for use
by Carlsbad Inn Resort guests, employees, and other tenants.
Gates will be left unlocked or as specified by Alcohol Beverage
Control.
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ITEM 2
STAFF REPORT
DATE: NOVEMBER 16, 1988
TO: DESIGN REVIEW BOARD
FROM: REDEVELOPMENT
SUBJECT: RP 84-3 fC) CARLSBAD INN - VTT.TAnP! T!ATT!PV - A
request for a minor redevelopment permit to allow a
deli type food service at a site located at the
Carlsbad Inn resort complex (formerly Norby's
Bakery) at 3001 Carlsbad Boulevard.
I. RECOMMENDATION
It is recommended that the Design Review Board ADOPT
Resolution No. 127 APPROVING RP 84-3(C).
II. PROJECT DESCRIPTION
The applicant is requesting a minor redevelopment permit to
allow a deli type business to operate in a location formerly
approved as a bakery.
The operation of the proposed business will service primarily
in-house needs of the Carlsbad Inn Resort and take-out.
This item was before the Board at your meetings of October
19, 1988 and November 2, 1988. At the November 2, 1988
meeting staff was directed to return to the Board with
conditions for a minor redevelopment addressing the concerns
of the Board.
EXHIBITS
1 - Design Review Board Resolution No. 127
2 -
3 -
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Location Map/Site Layout
Prior original conditions for site.
LOCATION
City of Carlsbad
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DATE: NOVEMBER 2, 1988
TO: DESIGN REVIEW BOARD
FROM: HOUSING AND REDEVELOPMENT DEPARTMENT
SUBJECT: CARLSBAD INN - VILLAGE EATERY
A minor redevelopment permit will be required if conditions
are imposed on this use request.
The following are some areas that may be considered for
conditioning the food service/deli/retail use at this site:
1] Applicant submit a floor plan to Design Review Board for
approval under a minor redevelopment permit.
2] No alcohol off-site sales, (on-site sales?)
3] Use of outdoor deck area/access.
4] No service to tables.
5] Number of tables.
6] Paper/plastic serving materials only.
There is no definition of "deli" in the zoning ordinance.
Generally defined as: "ready to-eat" food products
not eaten on site (only incidental)
retail food operation
CHRIS SALOMONE
CS:al
STAFF REPORT
DATE: OCTOBER 19, 1988
TO: DESIGN REVIEW BOARD
FROM: REDEVELOPMENT OFFICE
SUBJECT: BUSINESS LICENSE FOR THE VILLAGE EATERY, LOCATED AT
THE CARLSBAD INN (FORMERLY NORBY'S BAKERY).
I. RECOMMENDATION
That the Design Review Board direct staff to return with
appropriate conditions to be added to the business license
application for the above-referenced eatery.
II. BACKGROUND AND DISCUSSION
The space that the Village Eatery occupies at the Carlsbad
Inn was originally approved as retail space, and was not
parked for restaurant uses. "Retail" uses may include
bakeries and take-out delis, which is basically what the
Village Eatery purports to be (see attached menu). However,
the use of sit-down tables has generated several complaints
about the "conversion" of an allowable retail use into an
unpermitted restaurant use. During a site inspection done by
planning staff, the facility did not appear to have
waiters/waitresses, which would qualify it as a restaurant.
However, there were at least 15 tables set up, inside and
outdoors, which is more than a deli typically provides or has
room for.
The concern that staff has is that a gradual conversion from
what began as a bakery, to something that how includes a
broader food menu (hamburgers, hotdogs, chicken, pizza), will
continue expanding into a full restaurant use without proper
permits or conditons. The change from Norby's Bakery to the
Village Eatery technically could be considered a use change
requiring a minor redevelopment permit. However, staff
believes the business license, if properly conditioned, would
suffice.
The Board may want to consider the following types of
conditions:
Hours of operation
Number of tables
Use (or non-use) of the bar in the outside deck
area
Other ways in which the Board feels would retain
the use as retail, rather than restaurant.
NER:ec
ITEM 2
SUPPLEMENTAL STAFF REPORT
DATE: JUNE 11, 198 6
TO: DESIGN REVIEW BOARD
FROM: REDEVELOPMENT OFFICE
SUBJECT: RP 84-3(A) - CARLSBAD INN - REVISION TO DECK
On May 28, 1986, the Design Review Board was notified of an
as-built revision to the approved deck at the Carlsbad Inn.
Options available to the Design Review Board at this time are:
1. Applicant must comply with originally approved plan.
2. Redevelopment Permit must be amended to satisfy the
as-built dimensions.
Staff was directed to provide the Design Review Board with the
minutes of the public hearings approving deck (attached). The
original deck was parked as retail (1 space per 300 square feet)
It required 3 spaces.
The as-built deck is just over 900 square feet and would require
4 spaces or one additional space to those conditioned on the
total project.
This additional space could be added to the 23 spaces to be
developed by the applicant prior to building permits for the
next condominium building.
ATTACHMENTS:
1 - Letter to Jim Watkins/Carlsbad Inn Ltd. from Martin
Orenyak, Director Community Development dated May 16, 1986
2 - Minutes of Design Review Board meeting of January 15, 1986
3 - Minutes of Housing and Redevelopment Commission meeting
of January 28, 198 6
4 - Detail of deck as approved
5 - Detail of deck as built
CS:al
1200 ELM AVENUE
CARLSBAD, CA 92008-1989
May 16, 1986
ATTACH. 1
Citp of Carlgfaab
BUILDING DEPARTMENT
Mr 1986
RECEIVED ^ o Re^elopment
Office
TELEPHONE
(619) 438-5525
Jim Watkins
President
Carlsbad Inn Ltd.
P. O. Box 99
Del Mar, CA 92014
3001 CARLSBAD BLVD., SUITE "A": DECK
On January 28, 1986, the Design Review Board approved your proposal
for a restaurant, which included a deck with dimensions of 17'-6" by
42'-1". A field check found that the deck is 20' by 46'-8", which is
larger than the approved size.
Options available are reduce the deck area to the approved size or request
approval of the increased deck size from the Design Review Board.
In anticipation of what I consider an appropriate course of action, we
have scheduled you on the Design Review Board's agenda for May 28, 1986.
You can contact Chris or myself if you have any further questions.
MARTIN ORENWK
Director
Community Development
MO:ER:hmj
C: Chris Salomone
ELM AVE
ATTACH. 4
RETAIL
17'6
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DECK
AS APPROVED
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Parking Required at 1 space/300 sq. ft-3 SPACES
CARLSBAD INN
RP/CUP 84-3(A)
ATTACH. 5
ELM AVE
RETAIL DECK
AS BUILT
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RAILING
Parking Required within Railing —3 SPACES
Parking Required total deck area-4 SPACES
CARLSBAD INN
RP/CUP 84-3(A)
CITY OF CARLSBAD
1200 ELM AVENUE
CARLSBAD, CALIFORNIA 92008-1989
VINCENT F. BIONDO. JR. (619) 438-5531
CITY ATTORNEY
DANIEL S. HENTSCHKE
ASSISTANT CITY ATTORNEY
February 3, 1986
Mr. Jim Watkins, President
winner's Circle
P. 0. Box 1489
Del Mar, California 92014
Re: Carlsbad Inn Amendment to
Redevelopment Permit - Grunion Run
Restaurant
Dear Mr. Watkins:
The Housing and Redevelopment Commission of the City of
Carlsbad after their meeting of January 28, 1986, indicated
their intention to grant your appeal of the above
referenced permit and instructed our office to prepare the
necessary documents. Enclosed is a copy of the resolution
in that regard. Please carefully review the recitals of
the resolution and the terms and conditions for your
permit. We ask that you sign and return the enclosed copy
of this letter properly executed on behalf of the owners of
the project indicating your agreement to the following:
(1) that the recitals in the resolution are true and
correct and accurately reflect the promises you have
made to the City of Carlsbad.
(2) that you agree to be bound by the terms and
conditions of the perrait.
(3) ^. that you waive any vested rights to complete the
*^%e.iiaining T2 condominium units that you may have
otherwise acquired by the construction accomplished
to date on the project.
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(4) that prior to the one year expiration date of the
permits you will have complied with all of the terms
and conditions of that permit, including but not
limited to:
a. The acquisition of 23 additional parking spaces
within a reasonable distance from your project.
b. If such additional parking cannot be acquired to
the satisfaction of the City Council, you will either
convert the restaurant back to retail space or
redesign the project to reduce the number of remaining
condominium units, as the City Council determines
necessary to ensure that adequate onsite parking is
available for the existing project, including the
Grunion Run Restaurant.
If you have any questions or concerns please give roe a call.
As soon as we have received an executed copy of the
enclosed letter we will attach it to the resolution and
place the matter on the agenda for consideration by the
Housing and Redevelopment Commission.
Very truly yours.
VINCENT F. BIONDO, JR.
City Attorney
ad
enclosures
-2-
STAFF REPORT
DATE: JANUARY 15, 1986
TO: DESIGN REVIEW BOARD
FROM: PLANNING DEPARTMENT
SUBJECT: RP/CUP 84-3(A) - CARLSBAD INN - Request for approval of
an amendment to a major Redevelopment Permit, and a
Conditional Use Permit to allow a restaurant with
liquor license in space previously designated for
retail use.
I. RECOMMENDATION
That the Design Review Board ADOPT Resolution No. 064 DENYING
RP/CUP 84-3(A) based on the findings contained therein.
II. PROJECT DESCRIPTION
The applicant is requesting approval of an amendment to a major
redevelopment permit to permit a restaurant in the approved
"retail" area of the Carlsbad Inn, and conditional use permit to
permit a restaurant with a liquor license in the same project.
The Carlsbad Inn was originally approved by the Housing and
Redevelopment Commission in 1984. The project as approved
included a 66 unit hotel, 132 time-share units, a 4,900 square
foot restaurant (Fidel's) and 10,300 square feet of retail
space. The original approval included reductions in parking for
time-share units. The addition of the restaurant as proposed
(Exhibit "D") on the first floor of the retail building would
consist of approximately 2,350 square feet. This would leave a
remainder of 9,175 square feet of retail use plus a 630 square
foot second story deck (Exhibit "E"). A galleria/bakery
proposed on the second floor was not considered as a restaurant
and is not part of this application even though it contains a
kitchen and an outdoor deck.
III. ANALYSIS
Planning Issues
1) Is the proposal consistent with City parking standards?
2) Will the project as proposed create additional parking
problems in the immediate area?
Discussion
The major issue involving the applicant's request is the use of
a restaurant in the area designated for retail and the increase
in parking needed to accommodate a restaurant use. The retail
building was approved with a parking ratio of 1 space per 300
square feet (1:300) of gross floor area, A restaurant is
figured at 1:100 including kitchen. The restaurant along with
the patio area comprise approximately 2,350 square feet. By
City standards, this would necessitate an additional 23 parking
spaces. There is no room onsite for these additional spaces.
To fully assess the parking problems created by the addition of
the restaurant it is necessary to look at parking for the entire
project as originally approved.
Spaces Provided Per
Land Use Original Submittal
Hotel 66
Condominiums 132
Fidel's Restaurant 49
"Retail" Building 34
Total Spaces Required 281 Restaurant - 23 additional spaces
equal 304 required spaces
Changing a portion of the retail building to a restaurant would
reguire an additional 23 parking spaces or a total of 304
required spaces.
In figuring the parking shortage it should also be noted that
staff took a fairly lenient approach. The large wooden deck
area adjacent to Fidel's on the west was not included although
it appears to be designed for outdoor eating. In addition, the
second floor of the retail area includes a bakery/galleria which
was only counted as retail. The bakery has a large kitchen area
and also a large deck projecting towards Carlsbad Boulevard
which could be utilized for outdoor eating.
To help solve the parking shortage the applicant has suggested
that they be granted a 15% "shared" or "common" parking
reductions as allowed by the Ordinance. Staff cannot make the
finding for a common parking reduction because the uses are
common or alike in"terms of the times of their activity peaks.
If a portion of the site was office this reduction might be
justified because office activity is usually 8 a.m. to 5 p.m.
Another reason staff cannot support the reduction is assigned
parking.
-2-
The reciprocal parking agreement for Carlsbad Inn assigns 83
parking spaces to the restaurant and retail building. The .
remainder of the parking spaces (198) are assigned to the hotel
and condominiums. The actual assignment of spaces negates the
common facilities concept. The assigned spaces, particularly
for the hotel and time-shares cannot be really shared and are
needed for there own purposes. Even if they could be shared
they are difficult to find and people would tend to park on the
street or at neighboring establishments. Also, the parking will
still be short even if a 15% reduction could be justified.
There is no doubt that the restaurant proposed will constitute a
quality project and is a desirable use for the redevelopment
area. The basic major parking problems have been a concern in
the redevelopment area for years. The Design Review Board and
Council have commented on this problem on numerous occassions.
Staff feels that the severe parking shortages in this area
override the need for the use and that special consideration not
be granted to the project. Staff also feels that implementation
of the project as proposed would increase existing parking
problems in the area and could impact proper circulation. Staff
is reccomending denial of the redevelopment permit for the
restaurant.
The application for a conditional use permit rests upon approval
of the redevelopment permit as the nature of the liquor license
requires a "bona fide" restaurant on the premises. Staff's
recommendation to deny the redevelopment permit, therefore,
includes the denial of the conditional use permit. The
applicant has been informed by staff that the first floor
kitchen may be kept in the retail area and used for hotel room
service and that the second floor kitchen may be used for the
retail sale of bakery goods without a dining area. Such uses
v/ould not require additional parking or the discretionary
approval of the City.
Architecture
The second floor floorplan (Exhibit "E") shows a deck area
fronting Carlsbad Boulevard. This deck area has never been
shown on any plan reviewed by either the Design Review Board or
the City Council. It decreases the building setback from
Carlsbad Boulevard by 15 feet which is dramatized by the bulk
and massiveness of its architecture.
ATTACHMENTS
1) Design Review Board Resolution No. 064
2) Location Map
3) Background Data Sheet
4) Disclosure Form
5) Exhibits "A" - "F", dated December 6, 1985
BWH:bn
1/9/86
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E - 10,787
U - 40,000
P - 84
E - 10,493
U - 20,000
P - 84
:::: E - 12,683
;: +' u - 40,000
\ P - 84
E - Existing
U - Ultimate
P - Project Only
BACKGROUND DATA SHEET
CASE NO: RP/CUP 84-3(A)
APPLICANT: CARLSBAD INN
REQUEST AND LOCATION: Request for redevelopment pennit and conditional use
permit to allow a restaurant with liquor license at the southwsst corner of ~"
Elm Avenue and Carlsbad Boulevard.
LEGAL DESCRIPTIOK: That portion of Tract 97 of Carlsbad Lands, according to Map
thereof No. 1661, and all that portion of Blocks 14 and 15 of Town of Carlsbad,
according to Map thereof No. 535, filed in the Office of the County Recorder of
San Diego County. APN: 203-252-01,02
Acres 4.04 Proposed Nb. of Lots/tJnits
GENERAL PLAN AND Z0NIN3
Land Use Designation TS
Density Allowed N/A Density Proposed N/A
Existing Zone VR Proposed Zone VR
Surrounding Zoning and Land Use:
Zoning Land Use
Site VR Hotel, Condos, Retail,
Restaurant
North VR Restaurant
South VR Residential
East VR Liquor Store & Restaurant
West R-3 Residential
PUBLIC FACILITIES
School District Carlsbad Water Carlsbad Sewer Carlsbad EDU's
Public Facilities Pee Agreement, dated
ENVIRONMENTAL IMPACT ASSESSMENT
Negative Declaration, issued
^E.I.R. Certified, dated
Other,
APPLICANT: Carlsbad Inn» Ltd., A Califomia Limited Partnership
Nane (~imividua±, partnership, >pi-afe-v5riSacQ-r-gog?cra>ion,-synaicarion)
P.O. Box 99 Del Mar, Ca 92014
Business Address
755-3991
Telephone Number
AGEtTT: James M. Watkins,
Name
P.O. Box 99 Del Mar, Ca 92014
Business Address
755-3991
Telephone Nuraber
MEMBERS: (See Attachment)
Name (individuad, partner, joint Homs Address
venture, corporation, syndication)
Business Aaaress
Teieshone Nunber TeieDhone Nurroer
Name Home Aaaress
Business Aacress
Telephone Numiwr Telephone N-Jirrer
(Attach more sheets if necessary)
The applicant is reqaired to apply for Coastal Commission ApprovcLl
if located in the Coastal Zone.
I Afe declare under penalty of perjury that the infonnation contained in this
disclosure is true and correct and that it will remain true ax^ correct and may bs
relied upon as being true and correct until amended.
Carlsbad Inn, Ltd.
APPLICANT
BY
Agent, Omer, Parmer
James M. Watkins, General Partner
ITEM 2
SUPPLEMENTAL
STAFF REPORT
DATE: OCTOBER 15, 1986
TO: DESIGN REVIEW BOARD
FROM: REDEVELOPMENT
SUBJECT: RP/CUP 84-3(A) - CARLSBAD INN
This item is the follow-up action to Carlsbad Inn parking
deficiency of twnety-three (23) parking spaces. By prior
action, the Design Review Board and Redevelopment Commission
granted a permit for the Grunion's Run Restaurant provided that
the required parking strategy be mitigated before building permits
are issued for the remaining seventy-two (72) time share
condominium units. An agreement is attached which staff feels
satisfies this condition.
Design Review Board is asked to review the language in the
agreement. A discussion will be held at the meeting ( not a
public hearing) and applicant will be invited to attend,
A copy of the Redevelopment Commission's original action is
attached.
CHRIS SALOMONE
CS:al
Attachment