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Home My WebLink About2013-05-15; Planning Commission; ; CUP 94-09X2A|CDP 13-02 - MCDONALDS RESTAURANTThe City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION P.C. AGENDA OF: May 15, 2013 Item.No. 0 Application complete date: January 30, 2013 Project Planner: Greg Fisher Project Engineer: Jeremy Riddle SUBJECT: CUP 94-09x2(A)/CDP 13-02 -MCDONALD'S RESTAURANT -Request for a rec01mnendation of approval of a Conditional Use Pe1mit Amendment and Coastal Development Pem1it to allow for a 400 square foot expansion to an existing 3,800 square foot commercial restaurant (McDonald's) building on a 0.75-acre parcel generally located on the north side of Palomar Ai.tpol1 Road, between Interstate 5 and A venida Encinas, within the Mello II Segment of the Local Coastal Program and Local Facilities Management Zone 3. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolutions No. 6973 and 6974 RECOMMENDING APPROVAL of Conditional Use Pe1mit Amendment CUP 94-09x2(A) and Coastal Development Pennit CDP 13-02, based upon the findings and subject to the conditions contained therein. II. INTRODUCTION The applicant proposes a 400 square foot expansion to an existing 3,800 square foot restaurant (McDonald's) on a 0.75-acre parcel located within the Palomar Place commercial center in the Commercial Tourist (C-T) and Qualified Development Overlay Zone (Q) as well as the CommercialNisitor-Serving Overlay Zone (CVSOZ). Because the property is located within the CVSOZ, a Conditional Use Pe1mit Amendment (CUPA) is required for the proposed restaurant expansion. In addition, the project's location within the Mello II Segment of the Local Coastal Program requires the processing and approval of a Coastal Development Pem1it (CDP). Both the CUP amendment and CDP require approval by the City Council. Findings required to approve the Conditional Use Permit amendment and Coastal Development Pem1it can be made and the project is consistent with the General Plan, relevant Local Coastal Program (LCP) policies, as well as the applicable zoning regulations of the Carlsbad Municipal Code. The staff recommendation for approval with conditions is supported. by the following analysis. III. PROJECT DESCRIPTION AND BACKGROUND Background The subject McDonald's Restaurant parcel is located within the southernmost portion of the Palomar Place c01mnercial center. The site is bOlmded on the north by Miguel's Restaurant and one of the entrance driveways, Palomar Airport Road to the south, h1terstate 5 to the east, and A venida. Encinas to the west. The subject property has a General Plan Land Use designation of Travel/Recreational Commercial (T-R) and a zoning designation of Commercial Tourist (C-T- Q CUP 94-09x2(A)/CDP 13-02 – MCDONALD’S RESTAURANT May 15, 2013 PAGE 2 Q). In addition, the project site is also located within the Qualified Development and Commercial/Visitor-Serving Overlay (CVSOZ) zones. As discussed in the introduction of this report, the project entails a 400 square foot expansion to the existing 3,800 square foot McDonald’s Restaurant. The expansion entails the conversion of a 400 square foot atrium (non-restaurant area) to restaurant space. Due to its location within the C-T-Q zone, the original McDonald’s Restaurant required the approval of a Site Development Plan (SDP 83-11) in 1984. Pursuant to Section 21.06.040 of the CMC, the enlargement of a commercial building by up to 1,000 square feet is exempt from a SDP amendment. However, the project is also located within the CVSOZ; and pursuant to Section 21.208.130 of the CMC, any existing building that is proposed to be increased by >200 square feet in area requires a Conditional Use Permit. Furthermore, on April 19, 1995, the Planning Commission approved CUP 94-09 to allow for the addition of a drive-thru facility at the restaurant site. Accordingly, rather than processing a new CUP for the 400 square foot restaurant addition, the applicant is proposing and staff is supportive of processing an amendment to the existing CUP 94-09. More recently, a Consistency Determination (CD 12-07, dated December 3, 2012) was approved by the City Planner to allow for modifications that include remodeling the building’s façade with a Contemporary Southwestern architecture style, revise the drive-thru order areas to include two lanes, reduce the outdoor seating area, add new parking stalls and striping, and to relocate and upgrade ADA parking. A building permit was issued February 1, 2013 for these approved modifications which are currently underway. The proposed Conditional Use Permit amendment (CUP 94-09x2(A) and Coastal Development Permit (CDP 13-02) will allow for a 400 square foot expansion to the existing 3,800 square foot restaurant occupied by McDonald’s. No changes to the parking configuration/site layout beyond what was approved in CD 12-07 are required to accommodate the 400 square foot expansion and the site will retain the same general circulation pattern. Overall, the number of existing parking stalls will increase from 42 to 46 parking spaces, and access to the lot will continue to be provided by one of three main driveways that tie in with the commercial center off Avenida Encinas. IV. ANALYSIS The project is subject to the following plans, ordinances, and standards: A. Travel/Recreation Commercial (T-R) General Plan Land Use designation; B. Commercial Tourist (C-T) and Commercial/Visitor-Serving Overlay Zone (CMC Chapters 21.29 and 21.208 of the Zoning Ordinance); C. Conditional Use Permits and Commercial/Visitor-Serving Overlay Zone (CMC Chapters 21.42 and 21.208 of the Zoning Ordinance); D. Mello II Segment of the Local Coastal Program, Coastal Development Permit Procedures and Coastal Resource Protection Overlay Zone (CMC Chapters 21.201 and 21.203 of the Zoning Ordinance); and E. Growth Management Ordinance (CMC Chapter 21.90) and Zone 3 Local Facilities Management Plan. Staff’s recommendation of approval for the CUP amendment and CDP was developed by analyzing the project’s consistency with the applicable City regulations and policies listed above. CUP 94-09x2(A)/CDP 13-02 – MCDONALD’S RESTAURANT May 15, 2013 PAGE 3 The following analysis discusses compliance with each of these regulations/policies utilizing both text and tables. A. Travel/Recreation Commercial (T-R) General Plan Land Use Designation The General Plan Land Use designation for the project site is Travel/Recreation Commercial (T-R). The proposed expansion of an existing restaurant is consistent with the applicable policies and programs of the General Plan as demonstrated in Table 1 below. TABLE 1 - GENERAL PLAN COMPLIANCE ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLIANCE Land Use Site is designated as Travel/Recreational Commercial (T-R) The 400 square foot expansion to the existing commercial use (McDonald’s Restaurant) will continue to serve the travel and recreational needs of tourists, residents, as well as employees of the business centers which is compatible with Travel/ Recreation Commercial (TR) General Plan Land Use designation. Yes Circulation Require new development to provide safe, adequate, and attractively-landscaped parking areas. The approved modifications through Consistency Determination CD 12-07 and building permit CB 12-1908 proposed to the parking lot are consistent with the Land Development Engineering division and Fire Department circulation standards as well as the Landscape Manual. Yes CUP 94-09x2(A)/CDP 13-02 – MCDONALD’S RESTAURANT May 15, 2013 PAGE 4 TABLE 1 - GENERAL PLAN COMPLIANCE CONTINUED ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLIANCE Public Safety Design all structures in accordance with the seismic design standards of the UBC and State building requirements. Provision of emergency water systems and all-weather access roads. All buildings will meet UBC and State seismic requirements. All necessary water mains, fire hydrants, fire sprinklers, and appurtenances are existing or must be installed prior to occupancy. Yes Open Space & Conservation Utilize Best Management Practices for control of stormwater and to protect water quality. The project will conform to all National Pollution Discharge Elimination Standards (NPDES) and has been designed to include Low Impact Design (LID) elements. Yes Noise Non-Residential exterior noise standard of 65 CNEL and interior noise standard of 55 CNEL. The proposed 400 square foot expansion to the existing restaurant building is not impacted by traffic noise and the proposed use does not cause any significant noise impacts to the adjacent commercial uses. Yes B. Commercial Tourist (C-T) and Commercial/Visitor-Serving Overlay Zone (CVSOZ) The project site is located in the Commercial Tourist (C-T) and the Commercial/Visitor-Serving Overlay (CVSOZ) Zone. The project, a 400 square foot expansion to an existing restaurant, is CUP 94-09x2(A)/CDP 13-02 – MCDONALD’S RESTAURANT May 15, 2013 PAGE 5 considered a commercial use and is required to comply with the Commercial/Visitor-Serving Overlay Zone. The Commercial/Visitor-Serving Overlay Zone contains design and development standards for projects within the overlay and supersedes some of the standards of the underlying C-T zone. The project complies with all requirements in the C-T and Commercial/Visitor- Serving Zones as demonstrated in Table 2 below. TABLE 2 C-T-Q ZONE/COMMERCIAL/VISITOR-SERVING OVERLAY ZONE COMPLIANCE STANDARD- REQUIRED PROPOSED Permitted use (CVSOZ) Commercial/visitor-serving uses, including retail, restaurants with or without outdoor dining, delis, hotel/motels, and gas stations. Expansion of an existing restaurant. Building Height (C-T Zone) Maximum 35 feet with allowed height protrusions up to 45 feet. No change to existing building height. Expansion area is located underneath existing roof line. Building Setbacks (CVSOZ) Rear: 30 foot setback from freeway right-of-way Sides: 10 foot landscape setback No change to existing setbacks. Expansion area is entirely within the existing building footprint. Parking (CVSOZ) Restaurant: Existing 3,800 SF restaurant requires 38 spaces. Restaurant expansion: 1 space per 50 square feet of gross floor area. 400 SF proposed addition ÷ 50 = 8 spaces Total required: 46 spaces 46 spaces (38 spaces for the existing 3,800 SF restaurant and 8 additional spaces proposed for the 400 SF expansion) Total provided: 46 spaces Contemporary Southwest Architectural Style, Building Materials/Colors (CVSOZ) High-quality materials such as brick, stone, marble or wood Primary colors cannot dominate the building Use of colors should be balanced and in context of the architectural style A complete remodel to the building’s façade materials with a contemporary Southwest architectural style was approved by the City Planner under permit CD 12-07 dated December 3, 2012 and no changes are being made to this design. Landscaping (CVSOZ) N/A – All landscaping to remain. N/A – No changes are being made to the landscaping. CUP 94-09x2(A)/CDP 13-02 – MCDONALD’S RESTAURANT May 15, 2013 PAGE 6 TABLE 2 C-T-Q ZONE/COMMERCIAL/VISITOR-SERVING OVERLAY ZONE COMPLIANCE CONTINUED STANDARD- REQUIRED PROPOSED Decorative Paving (CVSOZ) Decorative paving of at least 900 square feet covering, at a minimum, the width of the driveway shall be provided at the primary approach. The decorative paving shall be depicted on the landscape plans and located adjacent to, but not on, city right-of-way adjacent to the project entrance. N/A – Existing driveway to remain. Screening of Parking Areas and Trash Enclosure (CVSOZ) All areas used for loading activities, receiving deliveries and trash enclosure locations shall be located onsite so as to be screened from public points of view. Landscaping may assist this objective but is secondary to locating these areas onsite and/or using solid masonry walls, to minimize visibility. N/A – Existing trash enclosure to remain. Screening of Rooftop Equipment (CVSOZ) Rooftop equipment and/or other structural features shall be screened from public view. N/A – No roof top mechanical equipment is proposed. Signage (CVSOZ and CMC Chapter 21.41) All proposed signage shall comply with the existing Sign Program for Palomar Place (SP 92-101). N/A – Signage is not part of this application. C. Conditional Use Permit and Commercial/Visitor-Serving Overlay Zone (CMC Chapters 21.42 and 21.208 of the Zoning Ordinance) Commercial projects located within the Commercial/Visitor-Serving Overlay Zone require the approval of a Conditional Use Permit by the City Council. Pursuant to Planning Commission Resolution No. 6973, the findings for a Conditional Use Permit Amendment, along with the additional required findings for the Commercial/Visitor-Serving Overlay Zone can be made. In summary, the requested 400 square foot expansion to the existing restaurant is consistent with the General Plan and Zoning Ordinance, is desirable for the community, is not detrimental to existing uses, the site is adequate in size in shape to accommodate the use, and the street system can handle the traffic generated by the proposed use. In addition, the project has been designed to be consistent with the development standards of the Commercial/Visitor-Serving Overlay CUP 94-09x2(A)/CDP 13-02 – MCDONALD’S RESTAURANT May 15, 2013 PAGE 7 Zone in that it has been designed to accommodate a high level of visitors and incorporates a high quality contemporary architectural design with a mixture of materials and earth tone colors. D. Mello II Segment of the Local Coastal Program, Coastal Development Permit Procedures and Coastal Resource Protection Overlay Zone (Chapters 21.201 and 21.203 of the Zoning Ordinance) The project site is located within the Mello II Segment of the Local Coastal Program (LCP). The site is also located within and subject to the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203). Pursuant to Planning Commission Resolution No. 6974, the findings for a Coastal Development Permit can be made. The project’s compliance with each of the above-referenced programs and ordinances is summarized below. 1. Mello II Segment of the Local Coastal Program The project site has an LCP Land Use designation of Travel Service Commercial (TS). The TS LCP Land Use designation is an older version of the newer TR General Plan Land Use designation. Both the older TS and newer TR designations effectively allow for the same (Travel Service and Travel Recreational) Land Uses. The project’s consistency with the T-R Land Use designation is analyzed in Section A above. The proposed project is a request to allow for a 400 square foot expansion to an existing 3,800 square foot restaurant within a commercial center. The site is topographically level and is currently developed with a McDonald’s restaurant and parking lot. This visitor serving use is consistent with the LCP TS Land Use designation. The project would be consistent with the surrounding development which consists of several other restaurants. The proposed restaurant expansion will not obstruct views of the coastline as seen from public lands or the public right-of-way, nor otherwise damage the visual beauty of the coastal zone. No agricultural uses currently exist on the developed site, nor are there any sensitive resources located in the area of the proposed addition. In addition, the proposed addition is not located in an area of known geologic instability or flood hazards. Since the site does not have frontage along the coastline, no public opportunities for coastal shoreline access are available from the subject site. Furthermore, the commercially-designated site is not suited for water-oriented recreation activities. 2. Coastal Resource Protection Overlay Zone The project is consistent with the provisions of the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203 of the Zoning Ordinance) in that the project will adhere to the City's Master Drainage Plan, Grading Ordinance, Storm Water Ordinance, Standard Urban Storm Water Mitigation Plan (SUSMP) and Jurisdictional Urban Runoff Management Program (JURMP) to avoid increased urban run-off, pollutants and soil erosion. No development is proposed in areas of steep slopes (coastal bluff) and no native vegetation will be removed. In addition, the site is not located in an area prone to landslides, or susceptible to accelerated erosion, floods or liquefaction. CUP 94-09x2(A)/CDP 13-02 – MCDONALD’S RESTAURANT May 15, 2013 PAGE 8 E. Growth Management Regulations The proposed project is located within Local Facilities Management Zone 3 in the northwest quadrant of the City. The impacts on public facilities created by this project are limited to the increase in square footage to the existing commercial restaurant building. Compliance with the adopted performance standards for the additional 400 square feet of restaurant space is summarized below in Table 3: TABLE 3: GROWTH MANAGEMENT FACILITY IMPACTS COMPLY? City Administration N/A Yes Library N/A Yes Wastewater Treatment Capacity N/A Yes Parks N/A Yes Drainage N/A Yes Circulation 280 ADT Yes Fire Fire Station No. 4 Yes Open Space N/A Yes Schools – Carlsbad Unified School District N/A Yes Sewer – Demand in EDU 5 EDU Yes Water N/A Yes V. ENVIRONMENTAL REVIEW The City Planner has determined that the project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment, and it is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to Section 15301(e) – Existing facilities (Additions to existing structures provided that the addition will not result in an increase of more than 50% of the floor area of the structure before the addition) of the state CEQA Guidelines. In making this determination, the City Planner has found that the exceptions listed in Section 15300.2 of the state CEQA Guidelines do not apply to this project. ATTACHMENTS: 1. Planning Commission Resolution No. 6973 (CUP) 2. Planning Commission Resolution No. 6974 (CDP) 3. Location Map 4. Background Data Sheet 5. Local Facilities Impact Assessment Form 6. Disclosure Statement 7. Reduced Exhibits 8. Exhibits “A” – “E”, Project Plans, dated May 15, 2013 SITE MAP PALOMAR AIRPORT RD • N NOT TO SCALE McDonald's Restaurant CUP 94-09x2(A) / CDP 13-02 \ Revised 01/06 BACKGROUND DATA SHEET CASE NO: CUP 94-09x2(A)/CDP 13-02 CASE NAME: MCDONALD’S RESTAURANT APPLICANT: Bickel Underwood Architecture REQUEST AND LOCATION: Request for a recommendation of approval of a Conditional Use Permit Amendment and Coastal Development Permit to allow for a 400 square foot expansion to an existing 3,800 square foot commercial restaurant (McDonald’s) building on a 0.75-acre parcel generally located on the north side of Palomar Airport Road, between Interstate 5 and Avenida Encinas, within the Mello II Segment of the Local Coastal Program and Local Facilities Management Zone 3. LEGAL DESCRIPTION: Parcel 1 and 2 of Parcel Map 13937, in the City of Carlsbad, County of San Diego, State of California, filed in the Office of the County Recorder of San Diego County, September 3, 1985, as file no. 85-321661 APN: 210-170-06 & 07 Acres: 0.75 Proposed No. of Lots/Units: N/A GENERAL PLAN AND ZONING Existing Land Use Designation: TR Proposed Land Use Designation: N/A Density Allowed: N/A Density Proposed: N/A Existing Zone: C-T-Q Proposed Zone: N/A Surrounding Zoning, General Plan and Land Use: Zoning General Plan Current Land Use Site C-T-Q TR McDonald’s Restaurant North C-T-Q TR Miguel’s Restaurant South C-1 TR Shell Service Station East T-C TC I-5 West P-M-Q PI Industrial LOCAL COASTAL PROGRAM Coastal Zone: Yes No Local Coastal Program Segment: Mello II Within Appeal Jurisdiction: Yes No Coastal Development Permit: Yes No Local Coastal Program Amendment: Yes No Existing LCP Land Use Designation: TS Proposed LCP Land Use Designation: N/A Existing LCP Zone: C-T-Q Proposed LCP Zone: N/A Revised 01/06 PUBLIC FACILITIES School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): ENVIRONMENTAL IMPACT ASSESSMENT Categorical Exemption, 15301(e) – Existing Facilities Negative Declaration, issued Certified Environmental Impact Report, dated Other, CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application) PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO: CUP 94-09x2(A)/CDP 13-02 LOCAL FACILITY MANAGEMENT ZONE: 3 GENERAL PLAN: T-R ZONING: C-T-Q DEVELOPER’S NAME: Bickel Underwood Architecture ADDRESS: 3600 Birch Street, Suite 120, Newport Beach, CA 92660 PHONE NO.: 949-757-0411 ASSESSOR’S PARCEL NO.: 210-170-06 & 07 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 0.75 AC. ESTIMATED COMPLETION DATE: ASAP A. City Administrative Facilities: Demand in Square Footage = N/A B. Library: Demand in Square Footage = N/A C. Wastewater Treatment Capacity (Calculate with J. Sewer) N/A D. Park: Demand in Acreage = N/A E. Drainage: Demand in CFS = N/A Identify Drainage Basin = (Identify master plan facilities on site plan) F. Circulation: Demand in ADT = 280 (Identify Trip Distribution on site plan) G. Fire: Served by Fire Station No. = 4 H. Open Space: Acreage Provided = N/A I. Schools: N/A (Demands to be determined by staff) J. Sewer: Demands in EDU 5 K. Water: Demand in GPD = N/A «~~' ~ CITY OF DISCLOSURE STATEMENT P-1(A) Development Services Planning Division 1635 Faraday Avenue (760) 602-4610 www.carlsbadca.gov CARLSBAD Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit." Agents may sign this document; however, the legal name and entity of the appl!cant and propertY owner must be provided below. 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE, LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership. include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Rao I loderwoad Corp/Part. ___________ _ Title Bickel Underwood Architecture Title _____________ _ Address 3600 Bjrch St Ste 120 Address ___________ _ OWNER New1 oort Begch,-1 CA 92660 2. ( Not tne owners al:lent) P-1(A) Provide the COMPLETE, LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership. include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (NIA) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Walter Beljeao Title Vogel-Beljean Trust Address 64) 5 Edna Rd Sao I 1 ,is Obispo, CA 93401 Corp/Part ____________ _ Title ______________ _ Address ____________ _ Page 1 012 Revised 07 /1 O 3. NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust, list the names and addresses of ANY person serving as an officer or director of the non- profit organization or as trustee or beneficiary of the. Non Profit/Trust n/a Non Profit/Trust. _________ _ Title ___________ _ Title _____________ _ Address Address ------------------------ 4. Have you had more than $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? D Yes W No If yes, please indicate person(s):_~n~a~--------- NOTE: Attach additional sheets if necessary. I certify that all the above information is true and correct to the best of my knowledge. /J0fia;,,4.f;Mv ak/iz ~1£!JfA~~ Signature of owne;rd~ T Slgaire(of appiaie Waiter Beijeao Ron 1/nderwood Print or type name of owner Print or type name of applicant Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent P-1(A) Page 2 of2 Revised 07110 BICKEL UNDERWOOD ,,.,.., -..-.-;·c:ii"i.~J-.::: • .. .:c·~-.,--,:-cT ,. .,,._.,_•.'!-~"!-~. ~o_>.•!'~ ... ~L'!)' l6Cl3lli,m.laoot,Soi,,.UQ, ....,.,..Jlod,CAn11611 MJ.nl'-0411 ~ \-5 EJ(.i\ Ramp !:.'::'~::=-'--.. _,,,..,..,_.,..,,., .,.,,,p__,.. ..... ..,,....,.... McDonald's CUP Application 5990 Avenicla Encinas Carlsbad, California CUP 94-09:XZ(A)/CDP 13-02 ~ c..-,--,~""~--, o--,,,..,_ !:!~:!"O:::. 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JO-AICMITICT "·· _ c .o • n_o a", A ____ c o_~-~ o_!_~_T _1_0_~ J6DOl!irdi~5-"IA~Joadt.C\,:,WO '411-7~11 ------- oy[ f-----___JI ~ = ·-! ..,,--:--ll I_ I I I '-2"~~1 _) <?ij •IL_ ---' - 0 0 0 □ ·~---, ~ I I McDonald's CUP Application 5990 Avenida Encinas Car~bad,California CUP 94-09X2(A)/CDP 13-02 ~ □ .F,..,.c,no,,~cr..~ ~ -A.0Ae<>mo~-.nt .. 3t\ng 2•F"""'-'"""""~"'"'"°"' 0-:irr,1g .. ,,,,_ ~Cl'-•41 Proposoa<nalt••J5 E>J>7,qi,°""'~tO -•e<Ha~i..~9 Proposed Floor Plan Sal<: 1/4''" l'-0" Much 12,2013 1'11,U',>%11111-060""""""---"' I ,: "'~,,.,.11,:ou,.,,,..._ ,--- 1 ,._,. l----1------~=-----~~-- ~--+---N~. ~ BICKEL UNDERWOOD ,-;.·;;,_·:;.,-···-;. • •, ~-i: ,-..... J ._ • •cifri'•c T ~-. ,SAJuo,,.,.• .. co,,01AT,l!'" JiOOJli,mS,,.,S.-1211,N,.,_llm::h,a.nuo Mf..1'51-11411 ...... -·--- n "" w, I I J L McDonald's CUP Application 5990 Avenida Encinas Carlsbad, California CUP 94-09X2(A)/CDP 13-02 ~ □•Fce<:>\aadir,,J<l,ah ~•A.DA~ol .. •~ O •F""'""'"~v~nim•O>ol 0 -JO""~"t.,,.:001 Eilit"'lerialr,~<2 E'-"f»ll1a-~10 Existing Floor Plan Sc:ak: 1/4''"1'-0" hbrch 1.2,2013 __ IH) .............. I J 'PI lo ,'O!UlOII.CO._.. .... ~---":'----;:_:s..::_,,r_tt ..... ~ .. Elevations 5990 Avenida Encinas Carlsbad, CA 004-1210 Scale: 1/4" = 1' Color Scheme Materials Legend □ Spanish White -BM OC-35 ■ Dash of Pepper -BM 1554 D Canopies {Metal) II Trellis -Mink -BM 2112-10 II Stone Arcade -Coronado Stone Honey Ledge Four Rivers CUP 94-09X2(A)/CDP 13-02 No!e: Too cf Pa.rape! 17-G" Existing North Elevation Existing South Elevation CUP 94-09X2(A)/CDP 13-02 Topo!To""' 28'-o' Exisitng East Elevation Existing West Elevation