HomeMy WebLinkAboutCD 15-12; RUBY'S DINER PATIO; Consistency Determination (CD)
PER PROJECT PLANNER, GREG FISHER, APPLICATION
MISSING FROM FILE.
I
City of Carlsbad
Faraday Center
Faraday Cashiering 001
1511001-1 04/20/2015 32
Han, Apr 20, 2015 03:08 PH
Receipt Ref Nbr: R1511001-1/0045
PERtmS -PERHITS
Tran Ref Nbr: 151100101 0045 0066
Trans/Rcpt#: R0108487
SET#: CD150012
Amount:
Item Subtota 1 :
Item Tot a 1:
1 @ $707.00
$707.00
$707.00
ITEH(S) TOTAL: $707.00
Credit Card (Auth# 090818) $707.00
Total Received: $707.00
Have a nice day!
Gre Fisher
From:
Sent:
To:
Subject:
Hi Brian,
Greg Fisher
Thursday, June 11, 2015 9:03 AM
'bwprice@cox.net'
CD 15-12/RUBY'S DINER PATIO
Thank you for coming down this week to meet. I was able to speak with the City Planner (Don Neu) regarding the Ruby's
proposal. Don agrees with my assessment and the information that was included in the issues letter regarding Section
21.36.013 of the CMC. Unfortunately, any additional square footage proposed over what is allowed through the
outdoor incidental dining ordinance must comply with the City's parking ordinance and provide required parking. We
also discussed other options such as a variance to reduce the parking requirements. It is the opinion of the City's
Planning Commission that the outlet mall is "under parked" and that any request to reduce parking standards would
probably not be well received or supported. Furthermore, staff does not support the reduction of parking as well.
Please let me know how to proceed with the CD application. At this point, you could withdrawal the CD application and
request a refund of any monies owed or we can write a formal CD denial letter.
Greg
{city of
Carlsbad
Greg Fisher
Planning Division
1635 Faraday Ave.
Carlsbad, CA 92008
www.carlsbadca.gov
760-602-46291 760-602-8560 fax I greg.fisher@carlsbadca.gov
Face book I Twitter I You Tube I Flickr I Pinterest I Enews
1
May 29,2015
Brian Price
Purpose Consulting & Land Development
26815 Alicante Drive
Mission Viejo, CA 92691
SUBJECT: CD 15-12-RUBY'S DINER PATIO
\'!\~\ ~eJ s-1 6/CJ } ,c;;-
FIL ('city of
Carlsbad
The following is a list of issues regarding the request for Consistency Determination (CD 15-12} that was
filed in our office on April 20, 2015. Please review the following comments and revise accordingly.
If you should have any questions or wish to set up a meeting to discuss these comments, please contact
me at (760} 602-4629.
Sincerely,
GREG FISHER
Associate Planner
GF:fn
c: Joe Campbell, 1640 OrdWay, Oceanside, CA 92056
Don Neu, City Planner
Van Lynch, Senior Planner
David Rick, Project Engineer
File Copy
Data Entry
Community & Economic Development
Planning Division 11635 Faraday Avenue Carlsbad, CA 92008-73141760-602-4660 I 760·602-8560 f I www.carlsbadca.gov
CD 15-12-RUBY'S DINER PATIO
May 29,2015
Page 2 " ' , ,,; ==-'"-------------,,:::-~,,:::2'5-,'::_"",':, £..:;;<. :,, ;;6
ISSUES ITEMS
Planning:
1. Pursuant to Section 21.26.013 of the CMC, outdoor dining (incidental) is limited to a maximum of
four hundred square feet. The amount of outdoor dining area proposed is in excess of 1,500 square
feet and exceeds the maximum threshold allowed for incidental outdoor dining. For this reason, all
outdoor dining area in excess of 400 square feet must comply with the City's parking ordinance,
Chapter 21.44.020 of the CMC. Pursuant to Section 21.44.020 (Table A, Retail Shopping Center), the
proposed project requires an additional six on-site parking spaces. This figure was calculated using
the parking formula included within Table A of the parking ordinance.
2. Because the project requires six additional parking spaces, a current inventory of the total number
of on-site parking spaces for the Carlsbad Premium Outlet project must be provided. Please also
include the means of verification.
3. The Carlsbad Premium Outlet project was originally approved with limited surplus parking spaces
and the approval of the Consistency Determination for Ruby's diner patio expansion may affect
future expansion within the shopping center. For this reason, please provide written approval from
the Carlsbad Premium Outlet management/ownership approving the allocation of six additional
parking spaces to allow the patio remodel/expansion project. Furthermore, the
management/ownership for the Carlsbad Premium Outlet shopping center must sign the
Consistency Determination application under "owner". The application is currently signed by the
owner of Ruby's diner.
4. Provide the total square footage of the proposed outdoor dining area and the total number of
parking spaces on Sheet A1.2.
5. The site plan does not appear to be drawn to scale. Please provide a site plan drawn to scale and
identify the scale on the plans.
6. Dimension the distance between tables. Pedestrian clearance between tables and/or walls/fences
must be a minimum forty-two inches wide.
7. Please identify and dimension on the site plan the proposed awning(s). As a reminder, signage is
not allowed on the proposed awning(s) per the approved sign program.
8. Please label the application number (i.e., CD 15-12) in the top right corner of each sheet of the
proposed Consistency Determination plan set.
9. The proposed project will need to be reviewed for compliance with Title 24 -State Accessibility
Requirements through the building permit process.
Engineering:
10. Developer shall pay traffic impact and sewer impact fees based on Section 18.42 and Section 13.10
of the City of Carlsbad Municipal Code, respectively. The Average Daily Trips (ADT) and floor area
contained in the staff report and shown on the site plan are for planning purposes only.
The City of CARLSBAD Planning Department
EXtiBIT 4
./oi,,r: ..,.,. .. '1.X
A REPORT TO THE PLANNING COMMISSION
P.C. AGENDA OF: August7, 1996
ItemNo.@
Application complete date: June 28, 1996
Project Planner: Don Neu
Project Engineer: C.lyde Wickham
SUBJECT: SDP 96-03 -CARLSBAD COMPANY STORES -Request for a
recommendation of approval of a Site Development Plan for a 300,000 square
foot specialty retail center on 26.65 acres located at the southeast comer of Paseo
Del Norte and Car Country Drive within Planning Area 6 of the Carlsbad Ranch
Specific Plan in the Coastal Zone and Local Facilities Management Zone 13.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. · 3965
RECOMMENDING APPROVAL of SDP 96-03, based on the findings and subject to the
conditions contained therein.
II. INTRODUCTION
This application proposes developing a vacant retail site in the Carlsbad Ranch Specific Plan
located west of the Flower Field planning area. The project as designed complies with all
requirements of the specific plan including a maximum single story parapet height of 28 feet in
addition to a maximum of 2 percent of the total building square footage proposed as architectural
features not to exceed 42 feet. These height limitations reduce the area of the flower field
planning area that will be obstructed from view by the development at locations west of the site.
In addition the substantial conformance exhibit approved grades for the site will result in the
property elevations being lowered from 1 to 8 feet from existing grade and 3 to 12 feet from
grades approved on the Master Tentative Map for Carlsbad Ranch (CT 94-09).
III. PROJECT DESCRIPTION AND BACKGROUND
The applicant is requesting that the Planning Commission recommend approval of a site
development plan for the Carlsbad Company Stores specialty retail center proposed for the
southeast comer of Paseo Del Norte and Car Country Drive in Planning Area 6 of the Carlsbad
Ranch Specific Plan. The 26.65 acre project is proposed to be built in multiple phases and
consists of four, one-story buildings totaling 300,000 square feet and surface parking for
approximately 1,536 vehicles. The building floor plans indicate that in excess of !OO·tenant
spaces will be provided. Tenants will consist of retail stores, art galleries, restaurants and other
specialty retail uses consistent with the specific plan.
SDP 96-03-CARLSB.r..J COMPANY STORES
AUGUST 7, 1996
PAGE3
recommending approval to the City Council of the Specific Plan Amendment on December 6,
1995 approved the Master Tentative Map (CT 94-09) for Carlsbad Ranch. The master tentative
map creates Lot 2 with an area of 15.95 acres which will be consolidated with the existing 10.7
acre lot. The mass grading of the project site will be accomplished under CT 94-09.
The Tentative Partial Cancellation of the Williamson Act Land Conservation Contract approved
for Lot 2 will become final prior to Final Map recordation for the lot or issuance of a grading
permit. The final cancellation action is tied to the approval of the Final Map and Grading Plans
for Unit I of CT 94-09 and is projected to be ready for City Council action this suminer.
Applicable Regulations
The proposed project is subject to the following plans, ordinances and standards as analyzed
within the following section of this staff report:
A. Carlsbad Ranch Specific Plan (SP 207(A);
B. Regional Commercial (R) General Plan Land Use Designation;
C. General Commercial, Qualified Development Overlay Zone (C-2-Q);
D. Carlsbad Municipal Code, Chapter 21.06, Section 21.06.020 -Site Development Plan
findings required by the Qualified Development Overlay Zone;
E. Comprehensive Land Use Plan for McClellan-Palomar Airport;
F. Mello II Segment of the Local Coastal Plan;
G. Growth Management Ordinance (Local Facilities Management Plan Zone 13); and
H. Carlsbad Ranch Specific Plan Amendment Program EIR (EIR 94-01), the Environmental
Protection Procedures (Title 19) and the California Environmental Quality Act.
IV. ANALYSIS
The recommendation for approval for this project was developed by analyzing the project's
consistency with the applicable policies and regulations listed above. Therefore this section will
cover the project's compliance with each of the regulations listed above in the order in which
they are presented.
A. CARLSBAD RANCH SPECIFIC PLAN
The Carlsbad Ranch Specific Plan establishes the permitted uses for the site as well as the
development standards and design guidelines. The project plans comply with the requirements
of the specific plan. The permitted uses for the project site include retail business uses, 1)
SDP 96-03-CARLSB.ru.J COMPANY STORES
AUGUST 7, 1996
PAGES
the General Plan on the project site and includes required circulation improvements and
provisions for alternative modes of transportation such as bicycle and pedestrian facilities.
Zoning for the site is General Commercial, Qualified Development Overlay Zone (C-2-Q). The
zoning designation also permits the uses subject to approval of a site development plan. The
specific plan was established with the requirement that each site require approval of a site
development plan and the zoning reflects this criteria.
D. SITE DEVELOPMENT PLAN FINDINGS REQUIRED BY THE 0-0VERLA Y
ZONE
The Qualified Development Overlay Zone (Q-Overlay) which is part of the zoning designation
for the property requires that a site development plan be approved for the proposed use prior to
the issuance of any building permit. Four findings are required by the Q-Overlay Zone. The
required findings with justification for each are contained in the Planning Commission resolution
for the project. This section summarizes the necessary findings and support for each.
The requested use is properly related to the site, surroundings and environmental settings as the
project design complies with the requirements of the Carlsbad Ranch Specific Plan as
demonstrated in section "A" of this report. Significant building setbacks in addition to required
landscape setbacks have been incorporated into the project design. The site is also adequate in
size and shape to accommodate the use as all applicable code requirements have been met as well
as the provision of additional parking spaces, 5.9 percent of the parking area will be landscaped
while only 3 percent is required, and building coverage is proposed at 25.8 percent.
All features necessary to adjust the use to existing and permitted future uses will be provided.
Screen walls, benning and landscaping are proposed to screen loading areas. Adequate vehicle
circulation has been provided to accommodate truck turning movements. The southern most
access to the site will be shared with the Flower Fields (Planning Area 7) as the existing Flower
Fields driveway will be closed and relocated to the location shown. The project is proposed to be
developed in phases and the rear of structures which will be visible until the completion of a
future phase will receive additional architectural treatment as is proposed for the buildings
parallel to the project's eastern lot line. The entire parking lot will be developed with the first
phase and landscaping of the future phase building pads will occur as required by the Landscape
Manual as staff has identified the area as highly visible to the public and it therefore warrants
immediate treatment (Landscape Manual Section E.3-1.2-2.!c.). The planned street system is
adequate to handle all traffic generated by the use. The proposed use is consistent with the use
analyzed in the circulation analysis prepared for Program EIR 94-0 I for the Carlsbad Ranch
Specific Plan.
E. COMPREHENSIVE LAND USE PLAN FOR McCLELLAN -PALOMAR
AIRPORT
The project site is located within the Airport Influence Area for McClellan -Palomar Airport.
The southern half of the project site is located within the 60 CNEL noise contour for Palomar
Airport. The site is approximately 8,800 feet west of the airport. The airport land use plan '/)
identifies the use as being compatible with the noise levels for the site. The project was sent to
SDP 96-03-CARLSBAu COMPANY STORES
AUGUST 7, 1996
PAGE7
V. ENVIRONMENTAL REVIEW
The proposed use was analyzed in the Program Environmental Impact Report (EIR 94-0 I)
certified for the Carlsbad Ranch Specific Plan Amendment and related applications on January 9,
1996 by the City Council. Mitigation required for the grading plan and final map for Master
Tentative Map 94-09 has been applied. Mitigation measures incorporated into this Site
Development Plan include preferential parking spaces for carpools, adequate on-site circulation
to reduce vehicle queuing, bicycle parking facilities, showers for bicycling employees' use,
pedestrian connections to the site, review by the Police Department of security plans for the
project, use of reclaimed water for landscaping watering and the provision of trash enclosures
large enough to accommodate recyclables. As a result, the environmental analysis for the site
development plan included an Initial Study (Environmental Impact Assessment Form -Part II)
focusing on any changes from approved plans and the project contemplated in the EIR to what is
proposed with this site development plan. No additional significant adverse impacts were
identified in the initial study for this project, therefore, no further environmental review is
required. A Notice of Prior Environmental Compliance was prepared for the project and
published in the North County Times Newspaper. A Notice of Determination will be filed·upon
the final action being taken on the project.
ATTACHMENTS:
I. Planning Commission Resolution No. 3965
2. Location Map
3. Background Data Sheet
4. Local Facilities Impact Assessment Form
5. Disclosure Form
6. Prior Environmental Compliance
7. Environmental Impact Assessment Form-Part II
8. Exhibits "A"-"Q", dated August 7, 1996.
DN:bl: