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HomeMy WebLinkAboutCD 2022-0032; ABSTRACT ALE WORKS; Admin Decision LetterDecember 29, 2022 Matthew Zirpolo 6350 Yarrow Drive, STE C Carlsbad, CA 92011-1544 8FILE COPY SUBJECT: CD 2022-0032 (DEV16021) -ABSTRACT ALE WORKS {"Cityof Carlsbad The City Planner has completed a review of your application for Consistency Determination CD 2022-0032 (APN: 213-050-06-00, 6350 Yarrow Drive), which is a modification to Abstract Ale Works, a 9,925-square- foot brewery in an existing industrial building which includes 5,203 square feet of warehouse, 2,738 square feet of manufacturing and a 1,984 square foot tasting room (CUP 16-03). The original CUP also included a 16'x10' outdoor chiller yard surrounded by a chain-link fence. Condition No. 12 of Planning Commission Resolution No. 7186 for the CUP states "No outdoor storage of materials, including but not limited to barley, hops and spent grain shall occur on-site. If at a future date outdoor storage is desired, a Consistency Determination application shall be submitted and approved by the City Planner." After careful consideration of the request, the City Planner has determined that the request meets all of the findings below and APPROVES this request. The proposed modifications include: • Approval of a 28' -4"-tall bulk grain silo in a 10' by 10' outdoor area at the rear of the existing building. In order for a Discretionary Permit Consistency Determination to be approved, all of the following findings must be made: 1) No project condition, feature, facility or amenity is changed or deleted that had been considered essential to the project's design, quality, safety or function in that CUP 16-03 includes a condition that prohibits outdoor storage of materials on-site, including but not limited to barley, hops and spent grain, unless a Consistency Determination is approved. Therefore, with the filing of the subject Consistency Determination, the project is consistent with CUP 16-03. In addition, no parking spaces will be removed or restricted as a result of the project and the proposed 28'-4"- tall silo will not be visible from the surrounding roadways. 2) The request represents an upgrade in overall design features and or materials and improves upon the project's compatibility with the surrounding neighborhood in that the proposed silo will allow the existing brewery to bulk purchase grains, therefore reducing truck deliveries to the property. The silo will be screened from view from Yarrow Drive and Camino Vida Roble by the existing building and mature vegetation. 3) The proposed revision does not change the density or boundary of the subject property in that the project site is zoned Planned Industrial (P-M} and contains no existing dwelling units, nor are Community Development Department Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 442-339-2600 www.carlsbadca.gov CD 2022-0032 (DEV16021) -ABSTRACT ALE WORkS December 29, 2022 Page 2 any dwelling units proposed as part of this project. Also, the property boundaries will remain as existing. 4) The proposed revision does not involve the addition of a new land use not shown on the original permit. 5) The proposed revision does not rearrange the major land uses within the development. 6) The proposed revision does not create changes of greater than ten percent provided that compliance will be maintained with the applicable development standards of the Carlsbad Municipal Code in that the project does not propose an increase in height or square footage to the existing building. The silo will be 28'-4"-tall, which is shorter than the existing 29'-1"-tall building. 7) The proposed change will not result in any significant environmental impact, and/or require additional mitigation. 8) The proposed change would not result in any health, safety or welfare impacts in that parking circulation will not be impacted, as the project is proposed 33' from the edge of the existing parking stalls. 9) There were not any major issues or controversies associated with the original project which would be exacerbated with the proposed change. 10) The proposed change would not be readily discernab/e to the decision makers as being substantially different from the project as originally approved in that the previously approved brewery will remain as-is, no new land uses are proposed, and the proposed silo is hidden from view from both Yarrow Drive and Camino Vida Robles by the existing building onsite and mature vegetation. Therefore, the City Planner has determined. that the application qualifies for a consistency determination with the approved permit and approves the changes to the project based on Planning Division Administrative Policy No. 35. NOTICE Please take NOTICE that approval of your project includes the "imposition" of fees, dedications, reservations, or other exactions hereafter collectively referred to for convenience as "fees/exactions." You have 90 days from the date of final approval to protest imposition of these fees/exactions. If you protest them, you must follow the protest procedure set forth in Government Code Section 66020(a), and file the protest and any other required information with the City Manager for processing in accordance with Carlsbad Municipal Code Section 3.32.030. Failure to timely follow that procedure will bar any subsequent legal action to attack, review, set aside, void, or annul their imposition. You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions DOES NOT APPLY to water and sewer connection fees and capacity charges, nor planning, zoning, grading or other similar application processing or service fees in connection with this project; NOR DOES IT APPLY to any CD 2022-0032 (DEV16021) -ABSTRACT ALE WORKS December 29, 2022 Page 3 fees/exactions of which you have previously been given a NOTICE similar to this, or as to which the statute of limitations has previously otherwise expired. This decision may be appealed by you or any other member of the public to the Planning Commission within ten days of the date of this letter. Appeals must be submitted in writing to the Planning Division at 1635 Faraday Avenue in Carlsbad, along with a payment of $786. The filing of such appeal within such time limit shall stay the effective date of the order of the City Planner until such time as a final decision on the appeal is reached. If you have any questions regarding this matter, please feel free to contact your project planner, Lauren Yzaguirre at 442-339-2634 or by email at Lauren.Yzaguirre@carlsbadca.gov. CITY OF CARLSBAD ERIC LARDY, AICP City Planner EL:LY:JC c: David Rick, Project Engineer Laserfiche/File Copy Data Entry