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Home My WebLink AboutPRE 2022-0013; OLIVE GARDEN; Admin Decision LetterApril 28, 2022 Nina Raey 3187-A Airway Avenue Costa Mesa, CA 92626 SUBJECT: Dear Ms. Raey, PRE 2022-0013 (DEV2022-0053) -OLIVE GARDEN APN 156-302-07-00 {"city of Carlsbad ,--, l.J f ILE CO PY 1YJ,.,,·1el s/;/22 Thank you for submitting a preliminary review application for an Olive Garden restaurant at 2515 El Camino Real located within Planning Area 3 of the Westfield Carlsbad Specific Plan (SP 09-0l(B)). The project site, an approximately 0.44-acre lot, currently is developed with an existing building that was previously occupied by the Luxe Buffet restaurant. 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. 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: R (Regional Commercial) b. Zoning: C-2 (General Commercial) c. Specific Plan: Westfield Carlsbad Specific Plan (SP 09-0l(B)), Planning Area 3 https://www.carlsbadca.gov/home/showpublisheddocument/6988/637614204976670000 2. The project requires the following permits: 1. Site Development Plan (SOP). 2. Nonconforming Construction Permit (NCP). Community Development Department Planning Division j 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 442-339-2600 www.carlsbadca.gov PRE 2022-0013 (DEV2022-0053) -OLIVE GARDEN April 28, 2022 Page 2 Not enough information has been provided with this preliminary review application to determine the specific Development Review Process as outlined in the specific plan (Section 6.0, pg. 6-1). For this, you will need to provide detailed exhibits that compare the existing structure height and the square · footage to that being proposed. Then determine the percentage of change that is being proposed for each category and compare it against Table-6 on pg. 6-1 of the specific plan for Out-Buildings to determine if the decision maker for the SOP discussed above can be made administratively (i.e., City Planner) or by the Planning Commission. 3. It's unclear from the single exhibit, showing a floor plan graphically overlaid on an a rial photo of the building, the degree to which the existing building footprint may be changing. The existing building is generally rectangular in shape. The proposed exhibits show some form of building articulation that infers changes to, expansion of, or possibly a reduction in, certain areas of the building footprint. All these changes need to be fully confirmed and vetted as part of a formal application submittal process with refined exhibits as discussed above. Please note that the building and landscape setback requirements associated with the Planning Area 3 Development Standards (pg. 5-11) of the specific plan requires a minimum 15.,foot building and landscape setback as measured from the back of sidewalk along El Camino Real. The existing building is presently setback approximately 13 feet from the back of sidewalk with an outdoor storage area enclosed by solid masonry walls that is setback approximately 3.5 feet from the back of sidewalk. Existing buildings are permitted to remain at existing setbacks, but if modifications are made, then the requirements of the nonconforming section (Section 2.6) of the specific plan shall apply. To this point, the proposed floor plan appears to show the outdoor storage area along El Camino Real possibly being enclosed as conditioned floor area. Please note that the existing building qualifies as a nonconforming non-residential structure because of inadequate setbacks. While the existing footprint can be expanded with a NCP, an increase in the degree of existing nonconformity however cannot be supported or approved. The proposed improvements to the existing building, as shown in the preliminary review application exhibits, would not constitute redevelopment ofthe area. However, demolition ofthe building would constitute redevelopment and all requirements of the specific plan for this area, including but not limited to, landscape improvements along El Camino Real, Haymar Drive, and the adjacent parking field would be triggered as discussed in Section 4.2 ofthe Landscape Design Guidelines. 4. The preliminary review application discusses landscape changes. A formal submittal will need to include concept landscape and irrigation plans that describe the level of change being proposed. The concept plans shall be designed in accordance with both the Landscape Guidelines of the specific plan and the City of Carlsbad's Landscape Manual Policies and Requirements. The City of Carlsbad's Landscape Manual document can be found on the Planning Division's web page at the following address: https:// ca rlsbadca. prod .govaccess.org/home/showdocu ment?id= 7032 5. Building signage must comply with the specific plan and the approved sign program for the Shoppes at Carlsbad Shopping Center. The preliminary review application exhibits are showing four (4) facia tenant signs, one on each building elevation. Please note that the approved sign program allocated two (2) facia tenant signs to this building, one (1) facing west towards the parking lot and one (1) facing east towards El Camino Real. Additional facia tenant signs will not be permitted. Please also note that signage is approved under separate permit. PRE 2022-0013 (DEV2022-0053)-OLIVE GARDEN April 28, 2022 Page 3 6. 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 Climate Action Plan 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 management 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: http://www.gcode.us/codes/carlsbad/view.php?topic=18&frames=on To the extent that new GHG reduction 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 building 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. 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 online at https://www.carlsbadca.gov/departments/community-development/planning. You may also access the General Plan Land Use Element and the Zoning Ordinance online at the website address shown. Please review all information carefully before submitting. Land Development Engineering: 1. Please 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 of Carlsbad's web site. Preliminary analysis suggests that the project is not a development project. 2. Please complete the City of Carlsbad's Storm Water Compliance Form Tier 1 Construction SWPPP (Form E-29) and identify any construction Best Management Practices (BMPs) to be used on the project site during the improvements. The template can be found on the City of Carlsbad's website. 3. Please provide the change in average daily traffic, as well as the change in water demands (GPM or GPO) and sewer generation (EDU) resulting from the project. List even if net change is zero. Fire Department: 1. If no additional square footage is being added, then the Fire Department has no requirements for this proposal. 2. Alterations to the kitchen/floor plan shall be reviewed by the Fire Department. Building Division: 1. The Building Division has no comments regarding the conceptual exhibits included with this preliminary review application submittal. PRE 2022-0013 (DEV2022-0053) ~ OLIVE GARDEN April 28, 2022 Page 4 2. The following comments are provided courtesy of the Building Division, and will need to be clearly detailed in your final design prior to submitting for building permit construction plan review: a. The City of Carlsbad enforces the 2019 California Building Codes. b. Fats, Oils, Grease requirements are found in the city's municipal code within chapter 13.06. Details should be on the plans prior to submitting for plan review. A grease interceptor will be required. c. Carlsbad Climate Action Plan application (B-50) will be required at permit application submission. This program is valuation based. Appropriate details will need to be on the plans based on outcome of the B-50 application. d. The B-2 commercial permit application will be required. e. The B-59 waste management application may need to be included if project valuation exceeds 200k. f. 60-inch accessible bar area will need to be shown in the design. g. A-2 occupancy is required for occupant load and egress. h. Plumbing facilities will be based on 2019 CPC section 422. Indoor and outdoor square footage to be considered for calculating minimum plumbing facilities. If you would like to schedule a meeting to discuss this letter with the commenting departments, please cqntact Jason Goff at the number below. You may also contact each department individually as follows: • Planning Division: Jason Goff, Senior Planner, at (442) 339-2643 • Land Development Engineering: Nichole Fine, Project Engineer, at (442) 339-2744 • Fire Department: Randy Metz, Fire Inspections, at (442) 339-2661 • Building Division: Jason Pasiut, Building Manager, at (442) 339-2788 Sincerely, Cl?'L DON NEU, AICP City Planner DN:JG:cf c: RPI Carlsbad, L.P., 350 North Orleans Street, Suite 300, Chicago, IL 60654-1607 Nichole Fine, Project Engineer Fire Prevention Laserfiche/File Copy Data Entry