HomeMy WebLinkAboutPRE 2024-0011; RUTHERFORD SPORTS EATERY; Admin Decision LetterApril 12, 2024
Tom Sanford
Elwood Design and Construction
Suite 468
1106 2nd Street
Encinitas, CA 92024
City of Carlsbad
APR 12 2024
Planning Division
{cityof
Carlsbad
SUBJECT: PRE 2024-0011 (DEV2024-0026) -RUTHERFORD SPORTS EATERY
APN 212-061-18-00
Dear Tom Sanford,
Thank you for submitting a preliminary review application for a mixed-use residential project proposed at
2258 Rutherford Road, assessor's parcel number (APN) 212-061-18-00, in Area 1 ofthe Carlsbad Research
Center (CRC) Specific Plan (SP 180(1)). The project site, an approximately 137,214-square-foot (3.15 acre)
lot, is currently developed with a 42,078-square-foot commercial building. Vehicular access to the site is
currently provided off Rutherford Road.
The preliminary review exhibit(s) propose:
• To convert approximately 17,500-square-feet of an existing warehouse to a restaurant and
recreation facility.
o The interior restaurant area will be 9,520-square-feet containing an indoor dining area
for 115 seats with an 18 seat bar area and a private dining area with 144 seats.
o The exterior restaurant area will contain a 2,660-square-foot outdoor dining area with
66 seats and a 6 seat bar on new covered patios.
• The recreational facility will occupy 8,365-square-feet of floor space and will have 12 golf
simulators and 6 multi-sport simulators. The facility also proposes two outdoor putting greens.
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.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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Planning:
General
1. General Plan and zoning designations for the property are as follows:
a. General Plan: Planned Industrial (Pl).
b. Zoning: Heavy Commercial -Limited Industrial Zone (C-M).
c. Specific Plan: Carlsbad Research Center Specific Plan (SP 180(1))
2. The project would require the following permit:
a. A Major Specific Plan Amendment, required for a proposed land use change (see below).
The City Council will be the decision-making authority on the Specific Plan Amendment pursuant to
Section 5.2(2) of the Carlsbad Research Center Specific Plan.
3. Proposed Land Use. The property at 2258 Rutherford Road is located in Area 1 of the Carlsbad
Research Center Specific Plan. Area 1 permitted uses are found on Section 4.2.1.1 of the Specific Plan.
The proposed uses, a restaurant and recreational facility, are not permitted in Area 1. In order to allow
these uses in Area 1, a Major Specific Plan Amendment will be required.
The Owners' Association and the Carlsbad Research Center have created a set of standards to support
the specific planned area. Prior to submitting a request to amend the Specific Plan with the City, please
obtain the Carlsbad Research Center's written support to modify these standards for the proposed
project and land use.
To serve alcohol in a restaurant, the restaurant must meet the definition and requirements of a "bona
fide public eating establishment" as defined in Carlsbad Municipal Code Section 21.04.056, linked
below:
https:ljlibrary.gcode.us/lib/carlsbad ca/pub/municipal code/item/title 21-chapter 21 04-
21 04 056
A brewery was a listed land use under the Description of Proposal on the application form but was
not included in the plans. A brewery is not a permitted use in Area 1 of the CRC Specific Plan. If
proposing a brewery and tasting room, the request should be included in the application for a Major
Specific Plan Amendment.
4. 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 (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 management requirements, as set forth
in the California Green Building Standards Code and in Carlsbad Municipal Code Chapters 18.21, 18.30
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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.
5. Development Project Public Involvement Policy (Form P-21): The project is subject to both Part A and
B -Notice of Project Application Process and Enhanced Stakeholder Outreach -which applies to
development projects that require a Major Amendment to a Specific Plan. The Development Project
Public Involvement Policy (Form P-21) can be found on the city's website at:
https://www.carlsbadca.gov/home/showpublisheddocument/452/637843403622900000
6. Landscaping. A landscape plan will be required if modifying 2,500-square-feet or more of landscaping.
The Landscape Manual may be obtained at the Planning Division front counter or found on the city's
website at:
https://www.carlsbadca.gov/home/showdocument?id=7032
7. Architecture. Architecture will be evaluated by the city based on its consistency with this Specific Plan
and also separately by the Owner's Association Architectural Review Committee (ARC) for consistency
with the adopted CRC Design Guidelines.
The site is developed with an existing commercial building that will remain on site. New architectural
features being added to the existing building include, but are not limited to, new clear vision glass wall
panels, new wood trellises over the proposed outdoor dining areas, overhead bi-fold doors, a new
canopy, and blackened metal members running across the building face. The proposed design will
give the restaurant/recreational facility an indoor-outdoor atmosphere.
8. Setbacks. The outdoor dining areas are covered by trellises. One of the outdoor dining areas appears
to be located within in the front setback along with a putting green area. Please clearly plot the
required setbacks for the property found in Section 4.3.2.2 of the CRC Specific Plan. Any trellises or
putting green areas within the required setbacks will need to be removed and relocated.
9. Building Coverage. Building coverage is subject to Section 4.3.2.1 of CRC Specific Plan and CMC
21.04.061, linked below. With a formal application submittal, provide a building coverage calculation
in the plans. All new trellises and canopies are to be included in the site's total building coverage
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calculation as defined in Carlsbad Municipal Code Section 21.04.061:
https://library.gcode.us/lib/carlsbad ca/pub/municipal code/item/title 21-chapter 21 04-
21 04 061
10. Parking. The outdoor dining areas are subject to CMC Sections 21.04.290.1 Outdoor dining (incidental)
and 21.26.013 Outdoor dining (incidental), links to the code sections are provided below:
CMC Section 21.04.290.1:
https://library.gcode.us/lib/carlsbad ca/pub/municipal code/item/title 21-chapter 21 04-
21 04 290 1
CMC Section 21.26.013:
https://library.gcode.us/lib/carlsbad ca/pub/municipal code/item/title 21-chapter 21 26-
21 26 013
The outdoor dining areas are not included in the Parking Summary Table. If over 400-square-feet of
outdoor dining is provided, parking will need to be provided for the outdoor dining areas. Additionally,
the Parking Summary Table needs to include parking for the sports simulator area in accordance with
CMC Chapter 21.44.
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. Contact Nick Gorman in the Traffic Division at Nick.Gorman@carlsbadca.gov, a division ofthe Public
Works Department, to determine if a Scoping Agreement is required. Scoping Agreements are used
to determine if a Local Mobility Analysis is required and the scope of analysis. Submit either an
approved Scoping Agreement or correspondence from the Traffic Division indicating one is not
required. Provide ADT and peak hour trips per generation rates from SANDAG Brief Guide of
Vehicular Traffic Generation Rates for the San Diego Region on the site plan/tentative map.
2. If a Local Mobility Analysis is required, refer to the Transportation Impact Analysis Guidelines at:
https://www.carlsbadca.gov/home/showpublisheddocument/328/637425982502330000.
a. Depending on the CEQA determination, which is determined after the application for
discretionary permits is submitted, a Vehicle Miles Traveled (VMT) analysis may be required per
the Vehicles Miles Traveled Analysis Guidelines available at:
https://www.carlsbadca.gov/home/showdocument?id=312.
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b. A Transportation Demand Management (TOM) plan may be required depending on the number
of employee vehicle trips the project will generate. Calculate the gross employee ADT using the
generation rates from Table 2-2 of the TOM Handbook at:
https://www.carlsbadca.gov/home/showpublisheddocument/310/637425981338370000.
Please show calculations on the Climate Action Plan checklist, Form P-30. If applicable, submit a
TOM plan with your application for discretionary permits.
3. Please 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.
4. Based on this project's general land use, Planned Industrial, this project is subject to the City of
Carlsbad trash capture requirements. Incorporate trash capture measures on the project plans.
Prepare a preliminary trash capture storm water management plan, Form E-35A.
5. Please indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project
in cubic yards. Excavations for footing and foundations must be included in calculation for grading
quantities.
6. On the site plan, please show and identify all existing surface improvements screened back (curb,
gutter, sidewalk, paving, manholes, inlets, street lights, adjacent driveways, vaults, transformers, etc.)
at the project site, project frontage and within 25 feet of the boundary.
7. Please show all existing utilities and callout size for: water, sewer, storm drain, underground dry
utilities, overhead lines, traffic signals, street lights in Rutherford Road and laterals affecting the
property. Utilize drawings on the city's public records access page DWG 212-8, DWG 405-7, DWG 820-
6 for this information.
8. Encroachments and trajectory into the public right-of-way is strictly prohibited.
9. An estimate of building fees is highly recommended for the proposed use. This form is found on the
Building Division website.
10. Please be advised that a more in-depth review of the proposed development will occur with the
discretionary permit application.
Fire Department:
1. Applicant would need to apply for a change of use/occupancy to add the assembly use. A tenant
improvement plan shall be submitted to Fire for review and approval of assembly occupancy,
including egress calculations. Fire sprinkler and fire alarm tenant improvement plans shall be
submitted to Fire for review and approval.
Building Division:
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1. CASP review required. A grease Trap interceptor is needed. The remodel project triggers Climate
Action Plan (CAP) checklist requirements and reach code.
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, Associate 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: Mike Strong, Assistant Director of Community Development, at (442) 339-2788
Sincerely,
ERIC LARDY, AICP
City Planner
EL:EV:cf
c: Tony Shahri, Pashmak, LLC, P.O. Box 234038, Encinitas, CA, 92023
Linda Ontiveros, Project Engineer
Fire Prevention
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