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Home My WebLink AboutPRE 2024-0040; CARLSBAD VILLAGE FAIRE SITE IMPROVEMENTS; Admin Decision LetterCommunity Development Department Planning Division 1635 Faraday Avenue  Carlsbad, CA 92008-7314  442-339-2600 September 5, 2024 Ronnie Rollman 2615 Camino Del Rio South, Unit 202 San Diego, CA 92108 SUBJECT: PRE 2024-0040 (DEV2024-0081) – CARLSBAD VILLAGE FAIRE SITE IMPROVEMENTS APN: 203-174-06-00 Thank you for submitting a preliminary review to construct an additional outdoor dining area within an existing commercial shopping center proposed at 300 Carlsbad Village Drive, assessor’s parcel number 203-174-06-00. The project site, consisting of an approximately 1.79-acre lot (APN 203-174-06-00) and a 1.75-acre lot (APN 203-174-07-00), is currently developed with five, two-story commercial buildings totaling approximately 7,654-square-feet and containing a mixture of specialty retail, food and beverage sales and restaurant uses. The site includes a central plaza with an associated 204-space perimeter parking lot and landscaping. The shopping center shares a property line with an existing Starbucks and associated 1-space lot to the north (APNs 203-174-04-00 and 203-174-05-00), fronting Carlsbad Boulevard. The two property’s parking lots are connected by an existing interior driveway which also connect both lots to Carlsbad Boulevard. The applicant proposes to separate the two parking lots with the installation of a 36- inch-tall fence and a 6-inch-tall concrete planter with associated landscaping for a proposed 1,351-square- foot common outdoor dining/seating area for the retail center. The common outdoor dining area and associated landscaping will remove four existing parking spaces which are not proposed to be replaced. 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: 1.General Plan and zoning designations for the property are as follows: a.General Plan: The General Plan Land Use designation for the project site is Village-Barrio (V- B). b. Zoning: The project site is zoned Village-Barrio (V-B). The site is within the Village Center (VC) District of the Village and Barrio Master Plan. {city of Carlsbad PRE 2024-0040 (DEV2024-0081) – CARLSBAD VILLAGE FAIRE SITE IMPROVEMENTS September 5, 2024 Page 2 Community Development Department Planning Division 1635 Faraday Avenue  Carlsbad, CA 92008-7314  442-339-2600 c.Coastal Zone: The project site is located within the non-appealable area of the Coastal Zone and is subject to the Village Area Segment of the Local Coastal Program (LCP). The LCP Land Use and Zoning are consistent with the City’s General Plan Land Use and Zoning designations for the site. 2.The project requires the following permits: a.Minor Site Development Plan: Pursuant to Village and Barrio Master Plan section 6.3.3.A.1(f), a Minor Site Development Plan is required for changes in permitted land use which result in site changes. Therefore, a Minor Site Development Plan, approved by the City Planner, is required for the proposed outdoor eating plaza. b.Minor Coastal Development Permit: The project is within the Village Area district of the Local Coastal Program. The proposed outdoor eating area is considered development in the coastal zone and does not qualify for an exemption from a coastal development permit pursuant to CMC 21.201.060(B). Therefore, a Minor Coastal Development Permit, approved by the City Planner, is required for the proposed outdoor eating plaza. c.Landscape Permit: A landscape permit is required if more than 500 square feet of landscaping is proposed. Please indicate the amount of proposed. 3.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.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.Due to Assembly Bill 2097 (AB 2097), replacement parking is not required for the proposed outdoor dining/sitting area. 5.Pursuant to Village and Barrio Master Plan section 2.6.1(A)(3), where alley access is not available, reciprocal access with adjacent properties shall be provided for parcels fronting public streets. The PRE 2024-0040 (DEV2024-0081) – CARLSBAD VILLAGE FAIRE SITE IMPROVEMENTS September 5, 2024 Page 3 Community Development Department Planning Division 1635 Faraday Avenue  Carlsbad, CA 92008-7314  442-339-2600 current site layout provides reciprocal access with the adjacent Starbucks to the north. However, the proposed common outdoor dining and sitting area would obstruct this existing access, rendering the project inconsistent with the Village and Bario Master Plan. As a result, staff cannot support the project as currently proposed. Please revise the design to ensure the continuation of the existing reciprocal access. 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: Prior to formal application for the project permit submittal, the following items must be adequately resolved/addressed, unless otherwise noted: 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 this project’s general land use V-B Village-Barrio, this project may be subject to the City of Carlsbad trash capture requirements. Refer to chapter 4 of the City of Carlsbad BMP Design Manual. 3.Provide a Preliminary Title Report (current within the last six (6) months). 4.Annotate and delineate all existing easements and encumbrances listed in the Preliminary Title Report on the site plan. If any vacations or quitclaims are planned with this development annotate on the site plan. 5.Show any proposed improvements within the existing easement. 6.Delineate and annotate approximate topographic contours for existing and proposed condition. Provide 1-foot contours for slopes less than 5%; 2’ intervals for slopes between 5% and 10%, and 5’ intervals for slopes over 10%. Extend contours a minimum 25 feet beyond the project boundary. 7.On the site plan, show and identify all existing surface improvements screened back (curb, gutter, sidewalk, paving, manholes, inlets, streetlights, adjacent driveways, vaults, transformers, etc.) at the project site, project frontage and within 25 feet of the boundary. 8.Project is subject to traffic and sewer impact fees. 9.Address the comments on the attached redlined plan. PRE 2024-0040 (DEV2024-0081) – CARLSBAD VILLAGE FAIRE SITE IMPROVEMENTS September 5, 2024 Page 4 Community Development Department Planning Division 1635 Faraday Avenue  Carlsbad, CA 92008-7314  442-339-2600 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. Carlsbad Fire Department Comments: All fire lane markings shall be maintained and remarked with new curbing. Building Division The building division has reviewed the project and has no comments. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Lauren Yzaguirre at the number below. You may also contact each department individually as follows: •Planning Division: Lauren Yzaguirre, Associate Planner, at (442) 339-2634 •Land Development Engineering: Jose Sanchez, Project Engineer, at (442) 339-5486 •Frie Department: Randy Metz, Fire Division Chief, (442) 339-2661 •Building Division: Shawn Huff, Building Official, at (442) 339-5338 Sincerely, ERIC LARDY, AICP City Planner EL:LY:cf Attachments: -LDE Redline Plans c: Adam Geeb, 1231 State Street Unit B, Santa Barbara, CA 93101 Jose Sanchez, Project Engineer Fire Prevention Laserfiche/File Copy Data Entry