HomeMy WebLinkAboutPRE 2022-0047; BETTER BUZZ; Admin Decision LetterNovember 14, 2022
Terry Womack
Go2Permitting, LLC
4231 Balboa Avenue PMB 3030
San Diego, CA 92117
SUBJECT: PRE 2022-0047 (DEV2022-0178) -BETTER BUZZ
APN: 203-175-01-00
Ccityof
Carlsbad
Thank you for submitting a preliminary review to convert the former Cessy's restaurant building into a
Better Buzz Coffee House, including the demolition of the existing dining room and the construction of a
new dining room, located at 3016 Carlsbad Boulevard. The project site, an approximately 12,075-square-
foot lot, is currently developed with a detached liquor store building, in addition to the former Cessy's
restauran.t building.
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 oft his 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 -Barrio (V-B}, 28-35 du/ac
b. Zoning: Village -Barrio Zone (V-B}
c. The property is in the Village-Barrio Segment of the Coastal Zone. The Coastal land use
designation and zone are the same as the general plan and zoning above.
d. The project is located within the Village Center (VC} District of the Village and Barrio Master
Plan (VBMP).
2. The project requires the following permits:
Community Development Department
Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 442-339-2600 www.carlsbadca.gov
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a. Minor Site Development Plan (SDP) for the new construction of the dining room. In Chapter 6,
Section 6.3.3(A)(l)(a), the VBMP requires the approval of a Minor SDP for new construction of
non-residential building(s) up to 5,000 square feet.
b. Coastal Development Permit (CDP) due to the property being located within the Coastal Zone.
The City Council will be the decision-making body if the project valuation is over $60,000. If the
project valuation is under $60,000, the City Planner will be the decision-making body.
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 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:ljwww.qcode.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.
4. Historical, Cultural. and Paleontological Report. The existing structure proposed to be pa_rtially
demolished is at least 50 years old. Please prepare a comprehensive report consistent with the
California Environmental Quality Act and the city's Tribal, Cultural, and Paleontological Resources
Guidelines, which can be found online at:
https:ljwww .ca rlsbadca .gov /home/showpubl isheddocu ment/254/63 7 425976516870000
5. Land Use. Pursuant to Table 2-1 of the VBMP, Restaurant Limited Take-Out Service is a permitted land
use in the VC District. In the plans, demonstrate how the use meets the criteria for Restaurant Limited
Take-Out Service as defined on page A-4 of the VBMP's Appendix A. If the use does not meet the
criteria for Restaurant Limited Take-out, the use will be categorized as Restaurant, Fast Food, and will
be required to show compliance with this land use definition.
6. Building Height. The maximum building height is 45 feet and 4 stories for the VC District. The height
limit should be measured from finished grade, not finished floor. The City's Guide to Measuring
_Building Height is linked here:
https:ljwww .ca rlsbadca .gov /home/showpu bl isheddocument/268/63 7 425976538130000.
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7. Existing Site Plan. Please provide an existing site plan so staff can assess the proposed changes to the
site and determine where the parking spaces are proposed to be removed. Please ensure the
proposed site plan numbers the parking stalls.
8. Existing Floor Plan. Please provide an existing floor plan so staff can accurately assess the parking
requirements.
9. Setbacks. The required setbacks for VC District properties are:
a. Front: 0 feet. The site plan shows the scope of work meets the setback.
b. Side: O feet. The site plan shows the scope of work meets the setback.
c. Rear: 0 feet. The site plan shows the scope of work meets the setback.
10. Parking. Pursuant to Table 2-3 of Section 2.6.6 of the VBMP, the parking rates for the uses on the
property are as follows:
Restaurant, Limited Take-Out Service: One space per 300 square feet of gross floor area. To qualify
for this parking rate, Better Buzz must meet the requirements provided in the definition of Restaurant,
Limited Take-Out Service found in VBMP's Appendix A, Definitions.
Restaurant. Fast Food: One space per 240 square feet of gross floor area. To qualify for this parking
rate, Better Buzz must meet the requirements provided in the definition of Restaurant, Fast Food
found in VBMP's Appendix A, Definitions.
Convenience Store: One space per 240 square feet of gross floor area.
Outdoor Dining on Private Property (accessory to a permitted food and/or beverage use: No parking
requirement if outdoor seating area is equal to or less than the indoor seating area. For any outdoor
seating area that exceeds the indoor seating area, parking shall be based on the applicable restaurant
rate, for the excess area.
In addition, pursuant to Table 2-4, "Parking Options," building spaces niay be converted from one use
to another without additional parking, provided both uses have the same parking requirements set
forth within Section 2.6.6. If the new use has a higher parking requirement than the existing use, 50
percent of the additional parking based on the higher parking requirement shall be provided.
The proposes scope of work indicates two spaces are being removed due the location of the proposed
trash enclosure. Staff has the following comments as it relates to parking:
a. Not enough information is provided to determine if the site will comply with the parking
requirements.
b. Please revise the plans to include an existing and proposed parking calculation for the existing and
proposed uses (i.e., liquor store and proposed coffee shop).
c. Several of the 45-degree parking spaces appear to be unusable due to the location of the
proposed trash enclosure and existing site design. In addition, some of the parking spaces appear
undersized. As a result, some of the parking spaces may not be utilized to satisfy the parking
requirements and the site design may need to be modified. Please ensure that all parking spaces
and drive aisles comply with Carlsbad Municipal Code (CMC) Section 21.44.050, including the
minimum area of spaces and minimum drive aisle width.
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d. Demonstrate compliance with these regulations on the site plan. Link provided here:
https:ljlibrary.qcode.us/lib/carlsbad ca/pub/municipal code/item/title 21-chapter 21 44-
21 44 050.
11. Transportation Impact Analysis. A transportation impact analysis (TIA) may be required to be
submitted with the project's application. Prior to acceptance or review of a transportation impact
analysis, a scoping agreement is required to be approved by city staff. Contact Nick Gorman at
Nick.Gorman@carlsbadca.gov for further assistance regarding transportation impact analysis
requirements. See comment #3 from Land Development Engineering for more information.
12. Service and Delivery Areas. Please indicate a loading/unloading area that moving/delivery trucks can
utilize. Staff is concerned that service trucks may block access in the drive aisle; therefore, an
unloading/loading area is recommended.
13. Clear Zone. Per Section 2.6.l(A)(4) of the VBMP, a clear zone shall be provided at a driveway to
maintain a free line of sight. The clear zone shall consist of an isosceles right triangle measured 7.5
feet in both directions from the intersection of the two property lines. In addition, the clear zone shall
not be occupied by a ground floor building footprint, site features taller than 36 inches, or landscaping
that is taller than 30 inches. As currently designed, the project does not appear to comply. Please see
Section 2.6.l(A)(4) of the VBMP for an example and demonstrate compliance on the. project plans
submitted with the application.
14. Architectural Design/Site Design. The project should be designed to comply with Section 2.8 (pages 2-
72 through 2-86) of the VBMP, Area-Wide Design Guidelines. Staff has the following comments and
recommendations for the site. Visual Simulations should be provided with the project submittal. The
simulations should demonstrate public views of the project as viewed from Carlsbad Village Drive and
Carlsbad Boulevard so staff can fully evaluate the project's compliance.
a. Site Planning.
i. Parking and access.
h Divide large parking lots into smaller areas with landscaping an.d clearly
marked pedestrian paths.
ii. Outdoor Seating.
h Incorporate seating into weU-trafficked outdoor areas, to maximize
opportunities for people to interact.
!L. Consider movable seating so that people can accommodate their own
preferences and respond to the weather or time of day. Provide lighting to
ensure that outdoor seating areas are safe places at night.
iii. Mechanical Equipment and Service Areas.
h Carefully design, locate, and integrate service, utility, and loading areas into
· the site plan. These critical functional elements should not detract from the
public viewshed area or create a nuisance for adjacent property owners,
pedestrian circulation, or vehicle traffic.
!L. Locate loading areas in the rear of a site where possible. Locate mechanical
equipment and service areas along and accessed from the rear of property,
wherever possible.
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!!1. Place public utility equipment, meter pedestals, and transformers
underground or away from sidewalks and pedestrian areas, where feasible.
IV. Screen all mechanical equipment from public view.
V. Ensure roof mounted mechanical equipment and screening do not interfere
with any solar zones or installed solar photovoltaic or solar water heating
systems.
VI. Design trash and recycling enclosures to be consistent with the project and
building architecture, and site and screen them to minimize visual impact.
iv. Landscaping. No landscaping is shown in the plans provided. Add landscaping to the site
to soften walls, parking areas, and screen trash enclosure and switchgear from view off
of Carlsbad Village Drive.
1. Utilize landscaping to define building entrances, parking lots, and the edge of
various land uses.
11. Utilize landscaping to buffer and screen properties.
!!1. Consider safety, environmental impacts, and accent elements when selecting
and locating landscaping elements.
IV. Landscaping, between the front property line and the building creates a
visually interesting transitional space. Select and place plants to enhance and
soften architectural elevations, screen undesirable building features, and
contribute to the overall quality of the streetscape.
V. Select species that are compatible with Carlsbad's semi-arid Mediterranean
climate, and that will grow to an appropriate size at maturity.
VI. When there are minimal landscape areas between the building and the
street, incorporate planters onto recessed building entrances.
Y.!.L. Utilize planting to screen less desirable areas from public view, i.e., trash,
enclosures, parking areas, storage areas, loading areas, and utilities.
VIII. Provide landscaping between any parking lot and adjacent sidewalks or other
paved pedestrian areas, as well as, within surface parking lots.
!& Incorporate native and drought tolerant vegetation whenever possible. Avoid
use of invasive or noxious plants.
X. Incorporate lattice work and landscaping onto existing blank walls to support.
flowering vines growing out of planters placed at their base.
& Plant trees and fast growing and flowering vines along fences and walls to
soften the appearance of the fencing and screen views to functional on-site
work and storage areas.
~ Utilize vines, espaliers, and potted plants to provide wall, column, and post
texture and color and to accentuate entryways, courtyards, and sidewalks.
XIII. Incorporate large planters into seating areas. Planters should be open to the
soil below and should incorporate permanent irrigation systems.
v. Fences/Walls.
1 The material of the fence proposed between Park 101 and Better Buzz was
not provided. Construct fences of quality and durable materials, such as,
wood, vinyl or wrought iron.
11. Architecturally treat all site walls to complement the building design.
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ill:. Fences and walls directly adjacent to sidewalks and pedestrian plazas in
commercial and mixed-use areas should be avoided unless designed as a
pedestrian amenity or a low wall landscape feature.
b. Building Form and Massing.
i. Building Form and Articulation.
1. Articulate the building fa~ade by varying building elements to create contrast.
Integrate all architectural elements into the building design to avoid the look
of "tacked on" architectural features.
!1. Discourage and avoid "chain" corporate architecture and generic designs.
Each project should strive to achieve the unique architectural style or
character.
ill:. Design roofs to accommodate a solar photovoltaic system and/or solar water
heating system, as required by California Building Code.
IV. Utilize accent materials to highlight building features and provide visual
interest. Accent materials may include any of the following:
a. Wood
b. Glass
c. Glass block (transom)
d. Tile
e. Brick
f. Concrete
g. Stone
h. Awnings
i. Plaster (smooth or textured)
V. Use building materials and finishes that are true to the structure's
architectural style.
VI. Utilize light and neutral base colors. Generally muted color schemes will
promote visual unity and allow awnings, window displays, signs and
landscaping to be given proper emphasis.
Y!.1. Ensure lighting is architecturally compatible with the building.
ii. Lighting.
1. Provide exterior building lighting, particularly in commercial and high-
pedestrian areas.
!1. Design or select light fixtures that are architecturally compatible with the
building.
ill:. Integrate light fixtures that are downcast or low cut-off fixtures to prevent
glare and light pollution.
IV. Design lighting in such a way as to prevent the direct view of the light source
from adjacent properties or uses, particularly residential properties or uses.
V. Utilize lighting on architectural details, focal points, and parking areas to
increase safety, help with orientation, and highlight site attributes and the
identity of an area.
VI. Use energy-efficient lamps such as LED lights for all exterior lighting along
with adaptive lighting controls to contribute to energy conservation and
potentially reduce long-term costs.
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15. Drive-thru Services. The plans provided indicate that a drive-thru is not part of the project proposed
for the site. It is important to note that there is a citywide prohibition on drive-thrus.
16. Window Glazing. 45 percent minimum glazing of ground-floor fa~ade for retail/restaurant uses
adjacent to a public street. Fa~ade measured from plate height to finish floor. The bottom of any
window or product display window shall not be more than 3.5 feet above the adjacent sidewalk.
Transparent or translucent glazing is required on the ground-floor fa~ade of a commercial or retail
use facing a public street: Opaque, reflective, or dark tinted glass is not permitted. Window stickers
or exterior window treatments that obstruct interior building views at the street level are prohibited
(except for allowable window signs). With the project submittal, please include details on the plans
to demonstrate compliance.
17. Signs/Murals. Any proposed signs need to be removed from plans and go through the separate sign
permit process. Any copy, images, graphics, or logos related to the business are considered signage
and must conform to requirements in Chapter 3, Signs, of the VBMP. The signage proposed does not
conform to the sign regulations.
Murals, paintings, and similar pictorial displays cannot draw attention to any use, product, service, or
event.
18. Bicycle Parking. Consider adding bicycle parking to the site plan. Pursuant to Page 2-74 of the VBMP,
bicycle parking should be provided at convenient places such as entrances or other visible and
accessible areas.
19. Trash Enclosure. Design trash and recycling enclosures to be consistent with the project and building
architecture, and site and screen them to minimize visual impact. The trash enclosure should have
the same architectural finishes as the building.
20. Grease Interceptor. Provide the location of the exterior grease interceptor in the plans. The grease
interceptor should be appropriately located and screened from view.
21. Rooftop Equipment. All roof mounted equipment must be screened from view. All roof structures,
including protrusions such as equipment housing and guardrails; parapets and equipment screening;
architectural features such as decorative or accent elements and towers; flagpoles; and roof decks
and their amenities, shall complement and be consistent with the design of the building. Roof
mounted mechanical equipment and freestanding screening that is not architecturally integrated shall
be set back from the building face at least equivalent to the height of the screening. Please submit
cross sections with the project application demonstrating how the rooftop equipment will be
screened from public view from Carlsbad Village Drive and Carlsbad Boulevard.
22. Outdoor Dining on Private Property. Any outdoor dining should comply with the following from page
2-18 of the VBMP:
a. Outdoor dining on private property shall not encroach onto or overhang public property.
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b. Outdoor dining on private property shall be limited to food and/or beverage serving uses only.
c. A minimum unobstructed walkway width of five feet to building entries shall be maintained.
d. Parking shall be provided as required by Section 2.6. See comment #10 for more information.
Please revise the plans to clearly define the limits of the outdoor dining area so staff can
accurately assess the parking requirements. Please include the area (in square feet).
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. Complete a Stormwater 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 is located on the City of Carlsbad
website.
2. Based on a preliminary analysis it appears that this project will be a Standard Project. Complete the
Standard Project Requirement Checklist, Form E-36, and show all source and site design BMPs on the
conceptual grading and drainage plans.
3. Provide the average daily traffic (ADT) generated by the project for the existing and proposed
conditions. Also, include peak hour rate calculations for the existing and proposed condition. Based
on this information, this project may be subject to preparing a transportation impact analysis per the
City of Carlsbad Transportation Impact Analysis Guidelines. Prior to acceptance or review of a
transportation impact analysis, a scoping agreement is required to be approved by city staff. Contact
Nick Gorman at Nick.Gorman@carlsbadca.gov for further assistance regarding transportation impact
analysis requirements.
4. The project may require a certificate of compliance for lot legality. Provide chain of title
documentation with the earliest deed that conveyed the property with the current legal description,
so the City can assess if this is required.
5. Provide a preliminary title report within 6 months of the application date, with current owner. Label
and annotate all existing easements affecting the property on the site plan.
6. The modification to the trash enclosure should use Engineering Standard GS-16 a guide for drainage
requirements and be in compliance with the City's BMP design manual appendix C.5BL-5.
7. Provide a typical street cross section for Carlsbad Boulevard and Carlsbad Village Drive with the total
right-of-way and location of the existing curb for both sides of the street.
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8. Show and callout all existing utilities: water, sewer, storm drain, gas and electrical mains on the
property at the property frontage.
9. Show proposed water service upgrade connecting to the existing watermain in Carlsbad Boulevard.
This work will require a right of way permit from a licensed contractor.
10. Please be advised that a more in-depth review of the proposed development will occur with the
discretionary permit application, when a more complete design of the project is provided.
Building:
1. The Building Division has no comments at this time regarding this latest submittal for conceptual plan
review. 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.
The Building Division will not need to see these preliminary plans again:
a. The entry door is to be accessible compliant with 24" strike-side clearance at exterior side of
door and 18" clearance at interior side. New door hardware is required to be accessible
compliant.
b. Full plumbing details will be needed to show all new fixtures, including the hydromechanical
GI details.
c. Full mechanical details will be needed and must include registered energy documentation.
d. Complete electrical details will be needed for the undergrounding.
e. New exterior lighting is required to meet energy code compliance, including energy
documentation.
f. 5% of new tables are required to be accessible compliant.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Edward Valenzuela at the number below. You may also contact each department individually as
follows:
• Planning Division: Edward Valenzuela, Assistant Planner, at (442) 339-2624
• Land Development Engineering: Linda Ontiveros, Project Engineer, at (442) 339-2773
• Fire Department: Randy Metz, Fire Inspections, at (442) 339-2661
• Building Division: Jason Pasuit, Building Official, (442) 339-2721
Sincerely,
f;-VG~
ERIC LARDY, AICP
City Planner
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EL:EV:JC
c: Pacific Coast Investments, G.P., P.O. Box 7099, Newport Beach 92658
Linda Ontiveros, Project Engineer
Randy Metz, Fire Prevention
Jason Pasuit, Building Official
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