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Home My WebLink AboutPRE 2021-0008; 3060 STATE STREET; Admin Decision LetterMay 3, 2021 Kirk Moeller Kirk Moeller Architects, Inc. 2888 Loker Avenue East, Ste. 220 Carlsbad, CA 92010 SUBJECT:· PRE 2021-0008 (DEV2021-0052) -3060 STATE STREET APN: 203-297-05 Ccityof Carlsbad El FILE COPY fJ'/ t1./)u/ s /s-/21 Thank you for submitting a preliminary review to convert two vacant buildings totaling 1,173 square feet (863 and 310 square feet) to a restaurant and the addition of an outdoor dining patio. Two standard parking spaces as well as one accessible parking space are proposed off the alley. The 0.14-acre project site is located at 3060 State Street, south of the intersection of Carlsbad Village Drive and State Street. In response to your application, the Planning Division has prepared this comment letter. Please note that the purpose of a preliminary review is to provide you with direction and comments on the overall concept of your project. Furthermore, the project processing questions you submitted with your application and answers to those questions are included in this letter. This preliminary review does not represent an in- depth analysis of your project. It is intended to give you feedback on critical issues based upon the information provided in your submittal. This review is based upon the plans, policies. and standards in effect as of the date of this review. Please be aware that at the time of a formal application submittal, new plans. policies, and standards may be in effect and additional issues of concern may be raised through a more specific and detailed review. Planning: General 1. General Plan and zoning designations for the property are as follows: a. General Plan: Village (V) b. Zoning: Village Review (V-R) c. The project is located within the Village Center (VC) District of the Village and Barrio Master Plan (VBMP). d. Coastal Zone: The project site is located within the Coastal Zone. Community Development Planning Division I 7635 Faraday Avenue Carlsbad, CA 92008-7314 I 760-602-4600 I 760-602-8560 f I www.carlsbadca.gov PRE 2021-0008 (DEV2021-0052) -3060 STATE STREET May 3, 2021 Pa e 2 2. The project requires the following permits: a. Minor Site Development Plan b. Minor Coastal Development Permit Both permits are administrative and require approval from the City Planner. 3. Climate Action Plan (CAP). New requirements related to the city's goals to reduce greenhouse gas (GHG) emissions will likely impact development requirements of this project. A formal application submittal will need to include a completed CAP Checklist (Form P-30) to determine what requirements will apply to the project. New GHG reduction requirements are related to energy efficiency, photovoltaic, electric vehicle charging, water heating and traffic demand man.agement requirements, as set forth in the California Green Building Standards Code and in Carlsbad Municipal Code Chapters 18.21, 18.30 and 18.51 which is available on the city's website at the following address: 4. 5. http://www.qcode.us/codes/carlsbad/view.php?topic=18&frames=on To the extent that new GHG reductiori requirements are in effect at the time of application for grading or building permits, the project will be required to comply with the effective requirements even if different than what is proposed in the project's planning approvals. GHG reduction requirements may impact, but are not limited to, site design and local building code requirements. If incorporating new GHG reduction requirements results in substantial modifications to the project after planning approvals are obtained, then prior to issuance of grading or buildi,ng permits, the applicant may be required to submit and receive approval of a Consistency Determination or an Amendment application for the project through the Planning Division. Land Use, Pursuant to Table 2-1 of the VBMP, a restaurant is a permitted land use in the VC District. Parking, Based on a review of city records, the prior retail use has not been in operation since 2013 (per business license records). Further, it does not appear there is any existing parking that could count towards the parking calculation, As a result, a total of seven (7) parking spaces will be required for the proposed restaurant. The parking ratio for restaurants is one space per 170 square feet of building area. (1,173 SF/170 SF per parking space= 6.9 rounded up to 7 spaces). Since all of the required parking cannot be provided onsite, participation in the Parking In-Lieu Fee Program will be required for the parking spaces that cannot be provided onsite, Please see Table 2-4 of the VBMP for details on the requirements and the findings for approval. In addition, please confirm with the Building Department whether one van accessible parking space is required. PRE 2021-0008 (DEV2021-0052) -3060 STATE STREET May 3, 20ll Pa e 3 6. 7. Historical Analysis. The existing structures are at least 50 years old. Any exterior remodel proposed to the. structure will require the preparation of a historical analysis. The report shall be consistent with the California Environmental Qualify Act and the city's Tribal, Cultural, and Paleontological Resources Guidelines, which can be found online at: http:ljwww.carlsbadca.gov/civicax/fi1ebank/blobdload.aspx?Blob1D=34010 Noise Analysis. As the proposed restaurant will be located in between a residential use to the north (appears to be vacation rentals) and a fouMtory mixed-use building, a noise analysis prepared by a registered acoustician will be required. The study shall analyze the proposed impacts the restaurant,. including any required mechanical equipment, may have on the adjacent land uses. In addition, the study shall be prepared in compliance with the requirements of the Noise Guidelines Manual. Please see link below for additional information. https://www.carlsbadca.gov/civicax/fi1ebank/blobdload.aspx?Blob1D=24094 8. Outdoor Dining. Pursuant to Section 2.8.2(D) of the VBMP, outdoor seating should be incorporated into well-trafficked areas and maximize opportunities for people to interact. Please consider adding outdoor dining along the State Street frontage to enhance the pedestrian/diner experience and activate the frontage. 9. Good Neighbor Standards. Pursuan.t to Section 2.6.4(A) of the VBMP, there are several standards which apply to the proposed project, including but not limited to: a. Equipment shall be sited, designed and screened as necessary to reduce odor, noise, light, glare, shadowing, privacy, visual and other conflicts between commercial and residential uses. b. Landscaping shall be used, in addition to other features, to reduce light, privacy, and glare conflicts. c. Noise-generating equipment, including but not limited to refrigeration units, air conditioning, and exhaust fans, shall be located away from residential uses and including noise-reducing screens or insulation. 10. Service and Delivery Areas. Pursuant to Section 2.7.l(F) of the VC District, service and loading shall be conducted using alley access where the condition exists. Please indicate where the trash enclosure will be located off the alley. 11. Electrical Transformer. Please submit correspondence from SDG&E indicating whether a transformer will be required. If required, please identify the location on the plans and provide landscape screening. Please make every effort to locate the transformer off the alley. 12. Fences/Walls. Fences and walls in the front and side yard setback are limited to 3.5 feet and 6 feet in height, respectively. PRE 2021-0008 (DEV2021-0052) -3060 STATE STREET May 3, 2021 Pa e 4 13. Architectural Design. The exterior remodel of the existing buildings shall comply with Section 2.8.3, Building Form and Massing, of the VBMP. All necessary application forms, submittal requirements, and fee information are available at the Planning counter located in the Faraday Building at 1635 Faraday Avenue or on line at www.carlsbadca.gov. You may also access the General Plan Land Use Element and the Zoning Ordinance online at the website address shown; select Department Listing; select Planning Home Page. Please review all information carefully before submitting. Land Development Engineering: 1. Complete the city's Storm Water Standards Questionnaire (Form E-34). This questionnaire will guide you and the City in determining what type of reports and storm water mitigation must be completed to satisfy state and City storm water quality requirements. The questionnaire can be obtained on the city's web site. Preliminary analysis suggests that the project is a 'Standard' Project and shall provide two completed Standard Project Requirement Checklist (E-36 Form). The form is available on the city's website. 2. A VMT Analysis may be required. 3. Show and label all existing sewer, water and storm drain utilities on State Street and the alley. 4. Show and label the existing sewer and water lateral and the proposed water meter size that will service the project site. 5. Provide on the plans, a cross-section detail of State Street and alley rights-of-way including existing and proposed street improvements. 6. Show spot elevations and grades for the parking area. 7. Show and label the existing sewer and water lateral and the proposed water meter size that will service the project site. 8. A preliminary title report dated within 6 months of the application date is required. Show and label on the plans all easements listed in said report. 9. Show and label on the site plan, the adjacent structures/buildings and contours within 25-ft of the project boundary. 1. Fire sprinklers will not be required. ----------------------. PRE 2021-0008 (DEV2021-0052) -3060 STATE STREET May 3, 2021 Pa e 5 Building: 1. The total occupant load for indoor and outdoor seating will need to be considered for minimum plumbing facilities. 2. Provisions for a grease interceptor will need to be considered. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Shannon Harker at the number below. You may also contact each department individually as follows: • Planning Division: Shannon Harker, Associate Planner, at (760) 602-4621 • Land Development Engineering: Allison McLaughlin, Project Engineer, at (760) 602-2781 • Building Division: Jason Pasuit, Building Official, at (760) 602-2721 • Fire Department: Randy Metz, Fire Inspections, at (760) 602-4661 Sincerely, ~~ DON NEU, AICP City Planner DN:SH:cf c: Don Neu, City Planner Allison McLaughlin, Project Engineer Randy Metz, Fire Prevention HPRM/File Copy Data Entry