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HomeMy WebLinkAboutCD 15-19; Karl Strauss Patio Addition; Administrative Permits (ADMIN) (2)Hofman Planning & Engineering The changes are being made to enhance restaurant patron's overall experience. The patio area will be consistent with the architectural style of the existing building and provide an enhanced pedestrian amenity connecting the parking lot and the timeshare resort units with the restaurant. 3. The proposed rev1s1on does not change the density (i.e. addition of units) or boundary of the subject property. The project will not change the property boundary or add additional units. 4. The proposed revision does not involve the addition of a new land use not shown on the original permit (e.g. adding a commercial use to a residential project, replacing single family units with attached residential units vice versa for each example, etc.). The proposed revision does not involve the addition of new land uses since currently the restaurant involves indoor and outdoor seating area and this proposal will relocate existing seating and introduce a net of 597 SF of outdoor seating area. 5. The proposed revision does not rearrange the major land uses within the development (e.g. it does not exchange the locations of single family units with attached units). The proposed revision does not rearrange the major land uses within the development associated with the existing prior city approvals. 6. The proposed revision does not create changes of greater than ten percent (1 0%), provided that compliance will be maintained with the applicable development standards of the Carlsbad Municipal Code as follows: There are no changes being made to either an individual structure or on an aggregate basis that exceed 1 0 percent. Per individual lot or structure-yards, setbacks, coverage or height; There will be 54 7 SF of net patio area added to the structure. This will result in a modification of 7% of the existing restaurant structure (7,546 SF). On an aggregate project basis -parking, open space, common area or landscaping Two parking spaces will be lost as part of the patio addition. The project currently provides 448 parking spaces, which represents a surplus of 42 spaces. All parking requirements will still be met. See attached exhibit. 7. The proposed change will not result in any significant environmental impact. 3152 Lionshead Avenue · Carlsbad · CA · 92010 · 760-692-4100 · Fax 760-692-4105 Hofman Planning & Engineering The proposed change will not result in any significant environmental impact. Environmental impacts were considered under the original project, the proposed changes do not affect previous environmental analysis done on the project since parking and all other development standards will remain in compliance. 8. The proposed change will not result in any health, safety or welfare impacts. The proposed changes will not result in any health, safety or welfare impacts since there will be no impact to the provision of emergency services, introduction of new land uses, or hazardous new operations. 9. There were not any major issues or controversies associated with the original project which would be exacerbated with the proposed changes. There were not any major issues or controversies associated with the original project approval including the anticipated restaurant use. The proposed revisions to add patio seating will not result in any operational issues or community controversies. 10. The proposed change would not be readily discernible to the decision makers as being substantially different from the project as originally approved. The proposed changes would not be readily discernible to the decision makers as being substantially different from the project as originally approved. The overall look and feel of the project is not being changed. The project will maintain the same architectural style of the existing building. The proposed patio is depicted on attached exhibits. As a ground floor amenity this project will not impact the existing structures north elevation, architectural style, or building roof line. 3152 Lionshead Avenue · Carlsbad · CA · 92010 · 760-692-4100 · Fax 760-692-4105 Required Spaces for Current/Existing Uses EXISTING USE QUANTITY Timeshare/Hotel Units 251 units Hotel Administration 1379 SF Restaurant 7S46 SF Restaurant less than 4,001 SF 4000 SF Restaurant area greater than 4,000 SF 2173 SF Mezzanine 473 SF Restaurant Patio 900 SF Conference Center 4600 SF SUBTOTAL Required Parking After Shared Reduction Percent Previously Approved Shared Parking Reduction 11% Actual Provided Spaces EXISTING SPACES Upper Parking Lot 114 ADA Spaces-Upper Parking Lot 3 Garage-Regular Spaces Provided 331 Garage-ADA Spaces 12 Loss due to Pathways and Laundry -12 TOTAL SPACES PROVIDED 448 Existing Excess Parking Spaces Provided 448 Required Parking for Proposed Patio Addition New Patio 877 SF Reduction of Existing Patio -330 Net Added Patio Addition 547 SF Spaces Lost due to Patio Construction TOTAL NEW SPACES REQUIRED FOR PATIO PARKING Overall Surplus/Deficiency with Patio Addition Provided Total provided after loss of two spaces by patio, 446 Round Up 446 RATIO 1.2 per unit 1 per 250 SF 1 per 100 SF 1 per SO SF 1 per 250 SF 1 per 50 SF 1 per 100 SF Reduction S0.16748 Required 405.90052 1 per SO SF Required 416.840S2 417 REQUIRED SPACES 301.2 S.S16 40 43.46 1.892 18 46 456.068 Required 405.90052 Surplus/Deficiency 42.09948 10.94 2 12.94 Surplus/Deficiency 29.1S948 29 Required spaces lost - REcenfl:o JUL 2.J 2015 CITY CJ;: CARLSBAD PLANt\Jii'iG DIVISION City of Carlsbad Faraday Center Far·aday Cashiering 001 1520201-2 07/21/2015 149 Tue, Jul 21, 2015 04:09PM Receipt Ref Nbr: R1520201-2/0073 PERMITS -PERMITS Tran Ref Nbr: 152020102 0073 0079 Trans/Rcpt#: R0110366 **************************************** * DUPLICATE COPY * * 07/21/2015 04:11:54 PM * **************************************** SET#: C0150019 Amount: Item Subtota 1 : Item Tota 1 : ITEM(S) TOTAL: Check (Chk# 1077) Total Received: Have a nice day! 1 @ $707.00 $707.00 $707.00 $707.00 $707.00 $707.00 August 25, 2015 Todd Kuhlman Viking Commercial Construction 1825 Aston Avenue Carlsbad, CA 92008 SUBJECT: CD 15-19-KARL STRAUSS PATIO ADDITION The City Planner has completed a review of your application for a consistency determination, which is a modification to approved SOP 96-01, (APN: 211-022-30) located at 5801 Armada Drive. The proposed modification includes: • Modify the existing 7,546 SF Karl Strauss restaurant by adding 877 SF of patio area with fire pit to the front of the building and remove 330 SF of patio area from the rear of the building for a net patio addition of 547 SF (not exceeding a 10% increase 7,546 SF X 1.10% = 754 SF). • Update the existing exterior wall surfaces with new materials consisting of stucco, wood, stone and natural earth tone colors at the west elevation. • Add new weathered barn wood canopy at existing entry. • Add new stone veneer on entry tower element. • Add stucco roof fascia at existing roof element. • Add new stone veneer enclosure wall with glass windscreen at new patio seating. • Add corrugated metal roof panels. • Update massing/storefront at existing brewery. • Update building signage (under separate Sign Permit). • Add new accessible curb ramp, tactile warning, accessible parking, and access aisle. • Add new bench seating, bike rack, concrete sidewalk, curb & gutter. • Removal of two parking spaces in front of the restaurant in order to accommodate the patio addition (surplus of 29 parking spaces). In order for o 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. 2) The request represents an upgrade in overall design features and or materials and improves upon the project's compatibility with the surrounding neighborhood. 3} The proposed revision does not change the density or boundary of the subject property. 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. Community& Economic Development Planning Division 11635 Faraday Avenue Carlsbad, CA 92008-73141760-602-4660 1760-602-8560 f 1 www.carlsbadca.gov August 14, 2015 Mr. Greg Fisher, City of Carlsbad 1635 Faraday Ave. Carlsbad, CA 92008 Re: Karl Strauss Exterior Patio and Materials Upgrade - Description of Proposed Changes Mr. Fisher, Per our conversation as a supplement to the KARL STRAUSS PATIO ADDITION-CONSISTENCY DETERMINATION submitted by Hofman Engineering on the behalf of Grand Pacific Resorts and Karl Strauss Brewing Company, Viking Commercial Construction is providing an additional description of proposed changes as they relate to the exterior building modifications being proposed. Also as a supplement to the original submittal, colored elevations and an amended project narrative have been added to the drawings being submitted for approval. A full set of tenant improvement plans, sections, elevations and details has been provided through the building department review process. Karl Strauss Brewing Company proposes to make modifications to the exterior appearance of the west elevation of the restaurant contained in the previously approved Pacific Palisades hotel project. Given the City's policy and criteria for assessing consistency determinations we believe these changes to be consistent with the existing approvals on the site. The following summary of exterior improvements has been pulled from the Hofman submittal • This project was approved originally in 1996. • The project proposes to modify the existing 7,546 SF Karl Strauss restaurant by adding 877 SF of patio area to the front of the building. • A total net addition of 547 SF of patio area will be added to the restaurant. • The patio addition will be architecturally consistent with the existing structure and will not impact the existing structures north elevation, architectural style, or building roof line. • The proposed exterior wall modifications would not be readily discernible to the decision makers as being substantially different from the project as originally approved. • The overall look and feel of the project is not being changed. • The project will maintain the same architectural style of the existing building. Telephone: 760-931-9990 • Fax: 760-931-9955 1825Aston Avenue • Carlsbad, CA 92008 • www.vikingcc.com The following summary of exterior improvements has been included as the project narrative on sheet A0.2 of the proposed tenant improvement drawings. The proposed building elevations contained in the tenant improvement plans contain additional references and details describing the materials consistent with the existing approvals on the site. Exterior modifications will consist of: • updating existing exterior wall surfaces with new materials consisting of stucco, wood, stone and natural earth tone colors at the west elevation • new weathered barn wood canopy at existing entry • new weathered barn wood wall tile over plaster • new stone veneer on entry tower element • new stucco roof fascia at existing roof element • new stone veneer enclosure wall with glass windscreen at new patio seating • new corrugated metal roof panels • updated massing/storefront at existing brewery • updated building signage (under separate permit) • all other north, south and east wall surfaces and colors rernain unchanged • Exterior finish materials, trim components, and canopy structure are compatible with and from a Mediterranean vocabulary consisting of durable, high quality building materials which blend with the environmental setting of the project. • Building massing, form and materials meet the criteria listed in the specific plan per the previously approved development review guidelines The following is a summary of the necessary findings for a consistency determination as they relate to the exterior patio or materials upgrade. 1. No project condition, feature, facility or amenity is changed or deleted that had been considered essential to the projecfs design, quality, safety or function. • The exterior patio or materials upgrade do not change or delete a project condition, feature or facility that had been considered essential to the project's design, quality, safety or function. 2. The request represents an upgrade in overall design features and/or materials and improves upon the projecfs compatibility with the surrounding neighborhood. • The exterior patio and materials upgrade the restaurant patron's overall experience and improve the project's compatibility with the surrounding neighborhood consistent with the existing approvals on the site 3. The proposed revision does not change the density (i.e. additionof units) or boundary of the subject property. • The exterior patio and materials upgrade will not change the property boundary or add additional units. 4. The proposed revision does not involve the addition of a new land use not shown on the original permit. • The additional patio or materials upgrade do not change or add a project land use. 5. The proposed revision does not rearrange the major land uses within the development.