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.