HomeMy WebLinkAboutCD 15-25; CARLSBAD PASEO SOUTH; Administrative Permits (ADMIN)CITY OF CARLSBAD APF--' ... :~ATION FORM FOR CONSISTENCY DETEl .•• v;mATION APPLICATION
Project Number: C>O CITY USE .ONLY
PROJECT NAME: Paseo Carlsbad South
Assessor's Parcel Numb~ 211-021-22-00 ------------------------------------------------------------
Description of proposal (add attachment if necessary): Refurbish of existing building and some modifications to
parking lot layout.
Would you like to orally present your proposal to your assigned staff planner/engineer? Yes [Z] No D
Please list the staff members you have previously spoken to regarding this project. If none, please so state.
Don Neu, Jason Goff, Tecla Levy
OWNER NAME (Print): Carlsbad Properties, Inc.
MAILING ADDRESS: 3520 Vista Diego Rd.
CITY, STATE, ZIP: Jamul, CA 91935 ----------------------------TELEPHONE: {619) 669-6688 ~~------------------------EMAIL ADDRESS: peter@spadvise.com
*Owner's signature indicates permission to conduct a preliminary
review for a development proposal.
IN THE PROCESS OF REVIEWING THIS APPLICATION IT MAY BE
NECESSARY FOR MEMBERS OF CITY STAFF TO INSPECT AND
ENTER THE PROPERTY THAT IS THE SUBJECT OF THIS
APPLICATION. 1/WE CONSENT TO ENTRY FOR THIS PURPOSE. I
CERTIFY THAT I THE LEG OWNER AND THAT ALL THE
F Tl N IS TR E AND CORRECT TO THE BEST OF
APPLICANT'
\\/y7ll~ ~
MAILING ADDRESS: 1530 Faraday Ave., Suite 100
CITY, STATE, ZIP: Carlsbad, CA 92008
TELEPHONE: (760) 931-0780 x104
EMAIL ADDRESS: pklukas@planningsystems.net
FEE REQUIRED/DATE FEE PAID:
RECEIVED BY:
APPLICANT NAME (Print): Strategic Property Advisers
MAILING ADDRESS: 3520 Vista Diego Rd.
CITY, STATE, ZIP: Jamul, CA 91935 --------------------------TELEPHONE: (619) 669-6688 ~~----------------------EMAIL ADDRESS: peter@spadvise.com
I CERTIFY THAT I AM THE LEGAL REPRESENTATIVE OF THE
OWNER AND THAT ALL THE ABOVE INFORMATION IS TRUE
AND CORRECT TO THE BEST OF MY KNOWLEDGE.
~~lr7/ J 5' ~
I\IOV 1 9 2015
P-16 Page 2 of2 Revised 09/14
~--~--------------------
STORM WATER
STANDARDS
QUESTIONNAIRE
E-34
Development Services
Land Development Engineering
1635 Faraday Avenue
760-602-2750
www.carlsbadca.gov
' , : : ; , : ', 1 , 1 x , ~ " , I , , --,:''' IiJl ·'/>:,1,,;-;,_:'',
To address post-development pollutants that may be generated from development projects, the City requires that new development and
significant redevelopment priority projects incorporate Permanent Storm Water Best Management Practices (BMP's) into the project
design per the City's Standard Urban Stormwater Management Plan (SUSMP). To view the SUSMP, refer to the Engineering Standards
(Volume 4, Chapter 2).
Initially this questionnaire must be completed by the applicant in advance of submitting for a development application (subdivision,
discretionary permits and/or construction permits). The results of the questionnaire determine the level of storm water standards that
must be applied to a proposed development or redevelopment project. Depending on the outcome, your project will either be subject to
'Standard Stormwater Requirements' or be subject to additional criteria called 'Priority Development Project Requirements'. Many
aspects of project site design are dependent upon the storm water standards applied to a project.
Your responses to the questionnaire represent an initial assessment of the proposed project conditions and impacts. City staff has
responsibility for making the final assessment after submission of the development application. If staff determines that the questionnaire
was incorrectly filled out and is subject to more stringent storm water standards than initially assessed by you, this will result in the return
of the development application as incomplete. In this case, please make the changes to the questionnaire and resubmit to the City.
If you are unsure about the meaning of a question or need help in determining how to respond to one or more of the questions, please
seek assistance from Land Development Engineering staff.
A separate completed and signed questionnaire must be submitted for each new development application submission. Only one
completed and signed questionnaire is required when multiple development applications for the same project are submitted concurrently.
In addition to this questionnaire, you must also complete, sign and submit a Project Threat Assessment Form with construction permits
for the project.
Please start by completing Step 1 and follow the instructions. When completed, sign the form at the end and submit this with your
application to the city.
1. Is your project LIMITED TO constructing new or retrofitting paved sidewalks, bicycle lanes or trails that meet
the following criteria: (1) Designed and constructed to direct storm water runoff to adjacent vegetated areas, or
other non-erodible permeable areas; OR (2) designed and constructed to be hydraulically disconnected from
paved streets or roads; OR (3) designed and constructed with permeable pavements or surfaces in
accordance with US EPA Green Streets uidance?
2. Is your project LIMITED TO retrofitting or redeveloping existing paved alleys, streets, or roads that are
designed and constructed in accordance with the US EPA Green Streets guidance?
YES NO
If you answered "yes" to one or more of the above questions, then your project is NOT a priority development project and therefore is
NOT subject to the storm water criteria required for priority development projects. Go to step 4, mark the last box stating "my
project does not meet PDP requirements" and complete applicant information.
If you answered "no" to both questions, then go to Step 2.
E-34 Page 1 of 3 Effective 6/27/13
City of
,rlsbad
',
' _'
:f',':1;:,<:
STORM WATER
STANDARDS
QUESTIONNAIRE
E-34
Development Services
Land Development Engineering
1635 Faraday Avenue
760-602-2750
www.carlsbadca.gov
'IQ'B,~:<l~~~,[~f~~if=:9~~t.m~~w~~.~~,d'~~~~~bPM~~t·~~bj~~~~,,·,' ,, ,, ' ' :\ -:
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To determine if your project is a priority development project, please answer the following questions: YES
1. Is your project a new development that creates 10,000 square feet or more of impervious surfaces collectively
over the entire project site? This includes commercial, industrial, residential, mixed-use, and public
development projects on public or private land,
2. Is your project creating or replacing 5,000 square feet or more of impervious surface collectively over the entire
project site on an existing site of 10,000 square feet or more of impervious surface? This includes commercial,
industrial, residential, mixed-use, and public development projects on public or private land.
3. Is your project a new or redevelopment project that creates 5,000 square feet or more of impervious surface
collectively over the entire project site and supports a restaurant? A restaurant is a facility that sells prepared
foods and drinks for consumption, including stationary lunch counters and refreshment stands selling prepared
foods and drinks for immediate consumption.
4. Is your project a new or redevelopment project that creates 5,000 square feet or more of impervious surface
collectively over the entire project site and supports a hillside development project? A hillside development
project includes development on any natural slope that is twenty-five percent or greater.
5. Is your project a new or redevelopment project that creates 5,000 square feet or more of impervious surface
collectiveiy over the entire project site and supports a parking lot. A parking lot is a land area or facility for the
temporary parking or storage of motor vehicles used personally for business or for commerce.
6. Is your project a new or redevelopment project that creates 5,000 square feet or more of impervious surface
collectively over the entire project site and supports a street, road, highway freeway or driveway? A street,
road, highway, freeway or driveway is any paved impervious surface used for the transportation of
automobiles, trucks, motorcvcles, and other vehicles.
7. Is your project a new or redevelopment project that creates or replaces 2,500 square feet or more of
impervious surface collectively over the entire site, and discharges directly to an Environmentally Sensitive
Area (ESA)? "Discharging Directly to" includes flow that is conveyed overland a distance of 200 feet or less
from the project to the ESA, or conveyed in a pipe or open channel any distance as an isolated flow from the
project to the ESA (i.e. not comminqles with flows from adjacent lands).*
8. Is your project a new development that supports an automotive repair shop? An automotive repair shop is a
facility that is categorized in any one of the following Standard Industrial Classification (SIC) codes: 5013,
5014, 5541, 7532-7534, or 7536-7539.
9. Is your project a new development that supports a retail gasoline outlet (RGO)? This category Includes RGO's
that meet the following criteria: (a) 5,000 square feet or more or (b) a project Average Daily Traffic (ADT) of
100 or more vehicles per dav.
1 O.ls your project a new or redevelopment project that results in the disturbance of one or more acres of land and
are expected to generate pollutants post construction?
11.1s your project located within 200 feet of the Pacific Ocean and (1) creates 2,500 square feet or more of
impervious surface or (2) increases impervious surface on the property by more than 10%?
,''
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NO
X
)(
X
X
X:
X
X
x-
>(
X
/
X
If you answered "yes" to one or more of the above questions, you ARE a priority development project and are therefore subject to
implementing structural Best Management Practices (BMP's) in addition to implementing Standard Storm Water Requirements such
as source control and low impact development BMP's. A Storm Water Management Plan (SWMP) must be submitted with your
application(s) for development. Go to step 3 for redevelopment projects. For new projects, go to step 4 at the end of this
questionnaire, check the "my project meets PDP requirements" box and complete applicant information.
If you answered "no" to all of the above questions, you ARE NOT a priority development project and are therefore subject to
implementing only Standard Storm Water Requirements such as source control and low impact development BMP's required for all
development projects. A Storm Water Management Plan (SWMP) is not required with your application(s) for development. Go to step
4 at the end of this questionnaire, check the "my project does not meet PDP requirements" box and complete applicant
information.
E-34 Page 2 of 3 Effective 6/27113
r---
cityof
arlsba.d
STORM WATER
STANDARDS
QUESTIONNAIRE
E-34
Development Services
Land Development Engineering
1635 Faraday Avenue
760-602-2750
www.carlsbadca.gov
•• : •. '•! ;;: :· ··••t;·(: •; ... ·.· ...•..... ·.·.•· ... : ..•.. · SJlEP3... • :\i• .• . •. ·. !:;.;:•.:• . / · ( .• • • .. · ·· ... "J7P ·a:.~: ·c.omi:NJ!!t~P; ft~R;~l;){):~MELQ:~fl/J~N:T ·~RO.:IE~:TS:ll~~t A~l; ~RiG~IJ~.~E~e:~~~i:li/IE~t ~.~o~~~:TS::ON'ii¥: .•. ·· · •·.
Complete the questions below regarding your redevelopment project: YES NO
Does the redevelopment project result in the creation or replacement of impervious surface in an amount of less than I I
50% of the surface area of the previously existing development?
If you answered "yes," the structural BMP's required for Priority Development Projects apply only to the creation or replacement of
impervious surface and not the entire development. Go to step 4, check the "my project meets PDP requirements" box and
complete applicant information.
If you answered "no," the structural BMP's required for Priority Development Projects apply to the entire development. Go to step 4,
check the "my project meets PDP requirements" box and complete applicant information.
D My project meets PRIORITY DEVELOPMENT PROJECT (PDP) requirements and must comply with additional stormwater
criteria per the SUSMP and I understand I must prepare a Storm Water Management Plan for submittal at time of application.
I understand flow control (hydromodification) requirements may apply to my project. Refer to SUSMP for details.
My project does not meet PDP requirements and must only comply with STANDARD STORMWATER REQUIREMENTS per
the SUSMP. As part of these requirements, I will incorporate low impact development strategies throughout my project.
Applicant Information and Signature Box
Address: Accessor's Parcel Number(s}:
"'2.-ti .... Ov(-'2-1
ApplicantTitle: ~("€Sl~~ S PI\.
Date: \ v \ ~ / l.S
This Box for City Use Only
City Concurrence: I YES I
I I
By:
Date:
Project ID:
NO
*Environmentally Sensitive Areas include but are not limited to all Clean Water Act Section 303(d) impaired water bodies; areas
designated as Areas of Special Biological Significance by the State Water Resources Control Board (Water Quality Control Plan for the
San Diego Basin (1994) and amendments); water bodies designated with the RARE beneficial use by the State Water Resources
Control Board (Water Quality Control Plan for the San Diego Basin (1994) and amendments); areas designated as preserves or their
quivalent under the Multi Species Conservation Program within the Cities and County of San Diego; and any other equivalent
environmentally sensitive areas which have been identified by the Copermittees.
E-34 Page 3 of 3 Effective 6/27/13
Paseo South
STRATEGIC PROPERTY
ADVISERS, INC.
I
1· NO SCALE
-.
~:..~_'S.,~(W:..// -------------· --Parcerune
-Area of Existing Pervious Landscape
Area (Total of 44,972 sq. ft.)
44,972 sq. ft.-4,423 sq. ft* removed =
40,548 sq. ft. of Pervious Surface Proposed
*Refer to Exhibits 25 & 26
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. I
" • 0
Carlsbad, California -------,------
PROJECT NO: 21526-P01 11.16.15 Preliminary Stormwater Exhibit
--~~---= --=----=---=---=---==. --==----=---=---=-----.----
CD not to scale
SGPA ARCH ITECTURE AND PLANNING
1545 Hotel Clrc.le Drive, Studio 200. San Diego, California 92108
www.sgpa.com Copyright SGPA 2015 24
.·
r ----------------------------~~---------------------------~
Existing Pervious Landsca pe to Remain
Existing Pervious Landscape to be Removed
~ ~ / /
6
~ ~-~ "~,,~ c v / "' ' ~ ~ ' ~ ~~ ~ ' "< / /
Paseo South Carl sbad, California
STRATEGIC PROPERTY
ADVISERS, INC. PROJECT NO: 21526-P01 1 1.1 6.15 Preliminary Stormwater Exhibit
Proposed VIP Valet Area
after removal of pervious landscape area
CD not to scale
SGPA ARCHITECTURE AND PLANNING
1545 Hotel Circle Drive, Studio 200, San Diego, California 92108
www..sgpa.com Copyright SGPA 2015 25
c::{>
~~-----
PLANTER
c
PLANTER
1'11
Existing Parking Area with removal of 3,493 SF of
pervious landscape area
Paseo South Carlsbad, California
.;::s
/
)
\
STRATEGIC PROPERTY
ADVISERS, INC. PROJECT NO: 21 526-P01 11.16.15 Preliminary Stormwater Exhibit
Existing Pervious Landscape to Remain
Existing Pervious Landscape to be Removed
~
~ ! I II! II I'D I I IJ
~!I 11!1 ~!I Ill'
I I.. iii I:' ill I,. IE
Proposed Open Valet and Valet Pick Up
Area after removal of pervious landscape area
CD not to scale
SGPA ARCHITECTURE AND PLANNING
1545 Hotel Circle Drive, Studio 200, San Diego, California 92108
wwwsgpa.com Copyright SGPA 2015 26
STRATEGIC
PROPERTY
ADVISERS, INC.
SAN DIEGO
3250 Vista Diego Road
Jamul, California 91935
Telephone: (619) 669-6688
Fiir. (619) 669-4844
spa@spadvise. com
MEMORANDUM
Date: November 16, 2015
NOV 1 9 2015
To:
cc:
From:
Re:
Carlsbad City Planning Staff
Paul Klukas
Peter G. Aylward
Proposal for Tenant Revisions to Fridays Leasehold and
Modifications to Fridays Building Exterior and Site Improvement
! i ~' :
The owner's lease with the lessee of the Fridays restaurant will terminate
shortly. The owner has developed a comprehensive plan for releasing the space
now leased to Fridays which will be set forth in this memorandum. Accordingly,
the purpose of this memorandum is to:
1. Review the entitlement and tenancy background of a 5.6-acre parcel,
the bulk of which is currently leased and occupied by a TGI Fridays restaurant
lessee (the "Fridays Parcel"), with a 0.7-acre portion of the Fridays Parcel leased
and occupied by a Chevron lessee. The 24,213 square foot structure currently
leased and occupied by the Fridays lessee is referred to in this Memo as the Fridays
Building. The 5.7-acre parcel currently occupied by the Carlsbad by the Sea
Resort located just north of the Fridays Parcel is referred to in this Memo as the
"Hotel Parcel"· ==o...;:;,_:=='
2. Describe and illustrate the new proposed tenant premises and their
new tenant improvements (the "Project");
REGISTERED fNVESTMENT ADVISERS
Page 2
3. Review and illustrate the exterior Fridays Building modifications
which are required by Donovans -the new anchor tenant;
4. Review and illustrate the minor site modifications to the Fridays
Parcel which are a part of the Fridays leasehold (the "Exterior Leasehold") which
will be necessary for the Project;
5. Review and illustrate how the parking provided on the Hotel Parcel
and the Fridays Parcel will more than accommodate the anticipated parking
requirements of the new tenants fqr the Fridays Building;
6. Review how the Project substantially conforms to the current
discretionary approvals for the Fridays Parcel; and
7. Confirm that the proposed Project will not be subject to "Priority
Development Project Requirements" of the City's Storm Water Standards
program, but rather to "Standard Storm Water Requirements".
An analysis of each of the above seven items is set forth below. The
analysis refers to a set of illustrations which accompany this memorandum:
1. Entitlement and Tenancy Background.
The Fridays Parcel and the Hotel Parcel were jointly developed and entitled
in 1981 by Split Pea Soup Andersens. The uses approved for the Fridays Parcel
were as follows:
Two restaurants;
Retail;
A windmill, which was also to generate electric power; and
A gas station.
In 2004, the owner entered into a lease with G&M Oil Co. LLC for a 0.697-
acre parcel on the comer of Palomar Airport Road and Pas eo Del Norte which
contained a Chevron service station.
Page3
On November 19, 1998 the owner entered into a long term lease agreement
with Main Street California, Inc. (the original Fridays franchisee for this
restaurant) for the entire Fridays Building. Per Section 13.1 of the lease, the
Fridays common area excluded the Chevron lease parcel.
Accordingly, since the Fridays leasehold excludes the Chevron lease parcel
and since this Project does not contemplate any modifications to the 'buildings,
equipment or site improvements of the Chevron lease parcel, the Chevron lease
parcel will not be treated as part ofthis Project.
Figure 1 reflects the current site plan for the Hotel Parcel and Fridays
Parcel (less the Chevron lease parcel).
Figure 2 is an existing Survey of the Fridays Parcel.
Figure 3 is a survey plat of the Chevron lease parcel.
Figure 4 is an aerial photo of the Fridays Parcel plus other properties
to the North of the Fridays Parcel.
Figure 5 is an aerial photo of the Fridays Parcel with the boundary
between the Hotel Parcel and Fridays Parcel indicated as well as the
boundary of the Chevron lease parcel indicated.
2. Proposed New Tenant Premises.
Upon the termination of the Fridays lease, most of the tenant improvements
inside the Fridays Building will be replaced, but the overall square footage of the
Fridays Building will not substantially change. The owner will enter into or look
for new leases for the following new tenant spaces:
(a) Donovans. The proposed Donovans restaurant will contain
10,160 interior square feet on the first floor and 1,494 interior square feet on the
second floor for total interior square footage of 11,654 along with a 987 square
foot patio. Donovans will be open from 4 pm to 11 pm six days a week. All
vehicles of Donovans' customers will receive free valet parking. Donovans will
Page4
occupy the west side of the building and make use of a portion of the windmill
structure for a grand entrance and a wine room on the second floor.
(b) Restaurant 2. A smaller restaurant with approximately 3,000
interior square feet and approximately 1,000 square feet of patio will occupy the
front eastern comer of the building.
(c) Retail. A retail tenant of 3, 600 square feet will be sandwiched
between the Donovans space and the Restaurant 2 space on the front of the
building.
(d) Hotel. The hotel presently subleases three rooms from Fridays
-a breakfast room, a small conference room on the first floor, and a 3,700 square
foot conference room on the second floor. As proposed, the breakfast room, new
kitchen, and small storage area will be moved to the back east side of the building,
and the hotel will continue to lease the second floor conference room.
(e) Windmill. The windmill will be slightly reduced in height,
with exterior surface changes, and generation of electricity will be restored.
Figure 6 is the first floor space plan of the new tenant premises in the
Fridays Building.
Figure 7 is the second floor space plan of the new tenant premises in
the Fridays Building.
3. Exterior Modifications.
The color, design and condition of the existing Fridays building can best be '
described as "tired" .. The owner's architects and the Donovans design team have
worked together to develop a plan which would continue to respect the Danish
theme and also follow the design guidelines for the site which would apply to a
newly constructed building on this site.
Figures 8 through 10 represent the existing building exteriors from various
perspectives.
Page 5
Figures II through I3 represent our first choice of a new building exterior
plan.
Figures I4 and I5 represent the proposed exterior new demolition and
construction of the proposed plan.
4. Site Modifications.
There are only three revisions to the site. First, the creation of a new valet
parking drop off next to the Donovans' entry as well as a related valet return area
on a parking island across from the Donovans' entry. Second, the creation of a
VIP non-striped valet parking area and a regular non-striped valet parking area.
Third, revising the handicapped parking area in front of the Retail-Restaurant 2
areas. The circulation on the site and fire truck access will not be impacted by
these changes. The creation of the VIP valet area includes conversion of about
4,423 square feet of landscaping into paved area.
Figure I6 illustrates the location of the three site revisions noted above.
5. Parking.
The parking provided for the new proposed uses of the Fridays Building will
be 270 spaces including 16 spaces from the south and east portions of the Hotel
Parcel and 32 spaces from the southwest portion of the Hotel Parcel. The Fridays
Parcel right to use the parking spaces on the Hotel Parcel will be implemented by a
recorded parking easement. The parking computations attached as Exhibit A show
that the total required parking for the Fridays Parcel uses will be 239 spaces. Thus,
the parking provided will exceed the parking required by 31 spaces.
The Donovans' required parking pursuant to City regulations for a new
restaurant would be 223 spaces. However, Ace Parking, the valet parking manager
for Dono vans UTC restaurant, will also be the valet parking manager of the
Carlsbad Donovans. Ace is confident that the 151 dedicated spaces provided to the
Donovans' operation by owner will be more than sufficient to accommodate
Donovans' total parking needs. A copy of the Ace Parking letter is attached to the
parking computation analysis as Exhibit B.
Figure 17 is the total site parking diagram.
Figure 18 is the Hotel parking.
Figure 19 is the shared parking for Retail and Restaurant 2.
Figure 20 is the dedicated parking for Donovans.
Figure 21 is a breakdown of the Donovans parking zones.
Figures 22 and 23 reflect the new Donovans valet parking zones.
6. Substantial Conformance.
Page6
Exhibit C contains a point by point analysis of the Project measured against
the ten criteria listed for Substantial Conformance determinations in City Policy
35.
7. Stormwater Discharge.
Since the Project will replace less than 5,000 square feet of impervious
surface over the entire site, it will not be a Priority Development Project (see
Stormwater Standards Questionnaire, in Exhibit D).
··,:··
Donovan's
Indoor
Total Indoor
Patio
Fridays Site Parking Computations
Sq Ft
11,654
(2,000)
9,654 Divided by
987 Divided by
Parkin1
Sq Ft Spaces
50
100
20.0
193.1
213.1
9.9
EXHIBIT
A
Total
223.0 223
Less: Donovan's reduction for experience & valet (see Ace Parking letter) (72)
Total Donovan's Parking (includes 19 employee spaces and 132 non-employee parking spaces) 151
Restaurant 2
Total Indoor
Patio
Total Restaurant 2 Parking
Retail
Total Retail Parking
Total Parking Spaces Required (including Donovan's)
Parking Spaces Provided
Excess Provided
3,041
(2,000)
1,041 Divided by
976.0
3,635 Divided by
50
100
20.0
20.8
40.8
9.8
50.6
36.4
36.4
51
37
239
(270)
31
Scolt A. Jones
Ghs!rm.a.n
Keith B. Jones
i\Aana.ging Parlner
Jofln Bc1Umgardner
1/ECe Ciwimmn 8, CEO
Steve Burton
eresfdent
Foa!Ging t\4ErrM.)e:( of lf'le
Natft;rrai Parf.lnf! f\!.1socfation
E HI BIT
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By valuing our leam members, listening to oHr clicnls, and Of>.<Jr<ctkJg Uf)(/er I he ideals of moral i; ~
and accountabli'ily, vve will /ead tho parking incfusfly in service nnd !inancinl resuils for our clients.llilrlli111111111111111111111111111111111111111111111111111111111111111111111111,
November 13,2015
Peter G. Aylward
Strategic Property Advisers, me.
3250 Vista Diego Road
Jamul, CA 91935
Dear Peter:
You have asked us to review tl1e parking plans for the proposed Donovan's
Restaurant in Carlsbad. We have reviewed the plans you sent us and we have also
reviewed the interior space plan that Don \Vollan sent us. We understand from your
plans that Donovan's will have 151 dedicated parking spaces including 19 reserved
spaces for employee parking. Accordingly, there will be 132 spaces for non-employee
parking including one VlP valet non-striped area and one regular valet non-striped area.
As you know, all Donovan's customers have their cars valeted from the Donovan's entry.
Ace Parking provided the valet service to Donovan's at its UTC restaurant,
which is no longer in operation, and Ace Parking will provide the valet parking at the
new Carlsbad Donovan's. The Donovan's in UTC had 72 tables whichacconunodated
246 diners, not including several bar tables and bar seating. I have enclosed an Open
Table breakout ofthe 72 tables with 246 seats. The 120 parking spaces for the UTC
Donovan's were more than sufficient to parkall246 diners.
We understand that the Carlsbad Donovan's will seat a maximum of 165 diners,
oi· 80 fewer diners than the UTC Donovan's (see, the Carlsbad first floor space plan
attached). In other words, the Carlsbad Donovan's will seat only 67% as many people as
the UTC Donovan's, and should require only 67% as many parking spaces (e.g., 81
spaces) for diners. Thus, the 132 dedicated non-employee parking spaces you have
provided for Donovan's should be more than sufficient to meet the parking needs of the
Carlsbad Donovan's.
We look forward to working with you and Donovan's on this new restaurant venture.
/~ Very truly yours,//
,// /
/~/ _, //
,.. ,r-" ~-
L.>/Mike aufu;·~
Director of Valet Operations
Ace Parking Management, Inc.
ace parking, it1c. 111 64.5 Ash Str-a£1 ill S-<m Diego. CA 92101 lel679.23:l662<1 fax 619.23.'1.0741 web site www.acepurking.l()[jm
Family Owned and Operated Since 1950
Open 1 le Diagram for Donovans UTC l'-Jtaurant
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PLANNING DEPARTMENT ADMINISTRATIVE POLICY #35
CARLSBAD PASEO SOUTH MODIFICATIONS
COMPLIANCE ANALYSIS
EXHIBIT e
The guidelines listed in Planning Department Policy #35 provide criteria for determining whether a
requested project revision can be found to be consistent with the original project approval. The following
is an analysis of the proposed Carlsbad Paseo South modifications compliance with those criteria.
Consistency Determination Criteria
A project revision may be determined to be consistent with the approved project if all of the following
findings can 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;
Analysis: The project has not been changed in any substantive way. The structure is maintained with
the exception of minor architectural feature changes such as window modifications, roof material change,
and painting. The two-story structure is still maintained in the same location and footprint with no
increase in square footage. Minor modification is proposed to the parking layout in the western portion of
the property. This parking layout modification will also necessitate some minor landscape island
modifications and deletions. These minor modifications and deletions were not 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;
Analysis: The proposed changes to the existing approved project are considered an upgrade to the
design and building materials over the existing condition.
(3) The proposed revision does not change the density (i.e. the addition of units) or boundaty of the
subject property;
Analysis: The proposed revision does not change the use or intensity of use on the site, nor does it
change the boundary of the subject property. No change to the usable square footage of the buildings on-
site is proposed. No property line changes are proposed. The use continues to be permitted within both
the C-T Zone and the Commercial/Visitor-Serving Overlay Zone and will provide a service to the travel
and recreational needs of tourists, residents, and employees of the surrounding businesses and industrial
centers.
(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 versafor each example, etc.);
Analysis: The proposed revision does not involve the change of any approved land use nor the addition
of a new land use not originally approved. The approved project allowed for two restaurants, gasoline
station, convenience store and related commercial shops on the subject property. These are the same list
of uses which will occupy per the proposed modifications jn the same locations.
1
Revised ll /10115
(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);
Analysis: The project revision does not rearrange or otherwise change the major land uses within the
development in any substantive way. The original two-story structure housed restaurant(s) and a retail
shop, as will the proposed revision. The surrounding property housed a parking lot, landscape islands,
and drive aisles. The property continues to be adequate in size and shape to accommodate the proposed
uses with the minor modifications. The project will comply with all development standards of the
applicable zone.
(6) The proposed revision does not create changes of greater than ten percent (I 0%), provided that
compliance will be maintained with the applicable development standards of the Carlsbad Municipal
Code as follows:
Per individual lot or structure-yards, setbacks, coverage or height (height reductions of> 10%
are permitted);
On an aggregate project basis -parking, open space, common area or landscaping;
Analysis: An analysis of the proposed changes from the approved plan is provided in the table on the
following page.
Revised 11/10/15
2
C t" A I . S"t ompara zve natyszs-ze
Category Built per Proposed Change Increase/ %
Original Decrease Change
Approval
Restaurants 2 2 No change No change 0%
Retail 1 I No change No change 0%
Hotel Banquet & Conference Yes Yes No change No change 0%
Building layout As approved As approved No change No change 0%
Parking counts 249 270 21 Increase +8.43%
Landscaping (pervious area) 44,972 40,549 4,423 Decrease -9.84%
Setbacks As approved As approved No change No change 0%
C . A I . B "ld" omparatlve nalyszs-Ul zn~:s
Category Approved Proposed Change Increase/ %
Decrease Change
Use-Restaurants 2 2 No change No change
Use-Retail 1 1 No change No change
Hotel Banquet & Conference Yes Yes No change No change
Building height
Main building as approved As approved As approved No change No change
Windmill 85 79 6 Decrease -7.06
Main Building
Floor area 24,213 24,529 316 Increase
Roof area 36,844 36,266 375 Decrease
Elevation area 16,975 17,279 304 Increase
Building dormer area 603 603 No change No change
New trellis 513 1,439 926 Increase
Windmill
Roof area 531 356 175 Decrease
Elevation area (Tower) 5,218 4,862 356 Decrease
Dormer area 961 240 721 Decrease
Tower deck/trellis area 803 1,276 473 Increase
Total Surface Area/Change 86,661 3,849 4.44%
This analysis concludes that the site parking and landscaping area will change up to 8.43% and 9.84%
respectively, and the building surface area will change up to 4.44%. All of these figures are less than the
allowable 10% change.
Note: See Figures 14 and 15 for graphics on proposed revisions.
3
Revised 11110115
(7) The proposed change will not result in any significant environmental impact, and/or require
additional mitigation;
Analysis: The subject project is not detrimental to the surrounding uses or to uses specifically permitted
in the zone, nor will it result in any significant environmental impact and/or require additional mitigation.
The proposed project has been designed to continue to accommodate all parking on-site, and provide for
adequate traffic circulation. As a result of the fact that no change in intensity of use is proposed, no
increase in traffic, air quality, land use, or other environmental factors will result. Since no significant
change in building or site layout is proposed, no aesthetic impacts will result. Since the site is presently
developed, no biological, cultural, geological, hydrological, and utility impacts will result. The proposed
revisions are minor, and will not result in any hazards or hazardous materials, public services, or
additional need for housing. The original approved project included a finding that the project will not
cause any significant environmental impacts and a negative declaration was issued on August 28, 1980.
Thus it is concluded that the proposed modifications will not result in any significant environmental
impacts and will not require additional mitigation.
(8) The proposed change would not result in any health, safety or welfare impacts;
Analysis: The project does not result in any substantive changes to the originally-approved project.
The site is physically suitable for the type density and design of the development as modified. For this
reason it will not result in any health, safety or welfare impacts beyond those originally identified and
mitigated.
(9) There were not any major issues or controversies associated with the original project which
would be exacerbated with the proposed change; and
Analysis: The original project was approved in 1980. No major issues or controversies were associated
with the original project.
(I OJ The proposed change would not be readily discernible to the decision makers as being
substantially different from the project as originally approved.
Analysis: While the building materials on the main building will be upgraded, improved and painted,
and minor changes to architectural features will be implemented, these changes will not be readily
discernible as substantially different from the project as originally approved ..
Revised 11/10/15
4
..;
:.: EXHIBiT
~ ! r-------------------------------~------------------------------------------------1~ "' z ~
f)
STORM WATER
STANDARDS
QUESTIONNAIRE
E-34
Development Jb vid!111
Land Development Engineering
1635 Faraday Avenue
760-602-2750
www.carlsbadca.gov
INSTRUCTIONS: ·.
To address post-development pollutants that may be generated from development projects, the City requires that new development and
significant redevelopment priority projects incorporate Permanent Storm Water Best Management Practices (BMP's) into the project
design per the City's Standard Urban Stormwater Management Plan (SUSMP). To view the SUSMP, refer to the Engineering Standards
(Volume 4, Chapter 2).
Initially this questionnaire must be completed by the applicant in advance of submitting for a development application (subdivision,
discretionary permits and/or construction permits). The results of the questionnaire determine the level of storm water standards that
must be applied to a proposed development or redevelopment project. Depending on the outcome, your project will either be subject to
'Standard Stormwater Requirements' or be subject to additional criteria called 'Priority Development Project Requirements'. Many
aspects of project site design are dependent upon the storm water standards applied to a project.
Your responses to the questionnaire represent an initial assessment of the proposed project conditions and impacts. City staff has
responsibility for making the final assessment after submission of the development application. If staff determines that the questionnaire
was incorrectly filled out and is subject to more stringent storm water standards than initially assessed by you, this will result in the return
of the development application as incomplete. In this case, please make the changes to the questionnaire and resubmit to the City.
If you are unsure about the meaning of a question or Aleed help in determining how to respond to one or more of the questions, please
seek assistance from Land Development Engineering staff.
A separate completed and signed questionnaire must be submitted for each new development application submission. Only one
completed and signed questionnaire is required when multiple development applications for the same project are submitted concurrently.
In addition to this questionnaire, you must also complete, sign and submit a Project Threat Assessment Form with construction permits
for the project.
I Please start by completing Step 1 and follow the instructions. When completed, sign the form at the end and submit this with your
application to the city.
STEP 1
TO BE COMPLETED FOR ALL PROJECTS
To determine if your project is a priority development project, please answer the following questions:
YES NO
1. Is your project LIMITED TO constructing new or retrofitting paved sidewalks, bicycle lanes or trails that meet
the following criteria: (1) Designed and constructed to direct storm water runoff to adjacent vegetated areas, or
other non-erodible permeable areas; OR (2) designed and constructed to be hydraulically disconnected from X paved streets or roads; OR (3) designed and constructed with permeable pavements or surfaces in
accordance with USEPA Green Streets guidance?
2. Is your project LIMITED TO retrofitting or redeveloping existing paved alleys, streets, or roads that are [<\ designed and constructed in accordance with the US EPA Green Streets guidance?
If you answered "yes" to one or more of the above questions, then your project is NOT a priority development project and therefore is
NOT subject to the storm water criteria required for priority development projects. Go to step 4, mark the last box stating "my
project does not meet PDP requirements" and complete applicant information.
If you answered "no" to both questions, then go to Step 2.
E-34 Page 1 of 3 Effective 6/27/13
Citvof
· • ~1arlsbc:-td
STORM WATER
STANDARDS
QUESTIONNAIRE
E-34
Development Services
land Development Engineering
1635 Faraday Avenue
760-602-2750
www.carlsbadca.gov
I STEP 2 . . ·
TO BE COMPLETED FOR ALLNE\IV OR REDEVELOPMENT PROJECTS .·
To determine if your project is a priority development project, please answer the following questions: YES NO
1. Is your project a new development that creates 10,000 square feet or more of impervious surfaces collectively X over the entire project site? This includes commercial, industrial, residential, mixed-use, and public
development projects on public or private land.
2. Is your project creating or replacing 5,000 square feet or more of impervious surface collectively over the entire K project site on an existing site of 10,000 square feet or more of impervious surface? This includes commercial,
industrial, residential, mixed-use, and public development projects on public orJJrivate land.
3. Is your project a new or redevelopment project that creates 5,000 square feet or more of impervious surface
collectively over the entire project site and supports a restaurant? A restaurant is a facility that sells prepared 'K foods and drinks for consumption, including stationary lunch counters and refreshment stands selling prepared
foods and drinks for immediate consumption.
4. Is your project a new or redevelopment project that creates 5,000 square feet or more of impervious surface
collectively over the entire project site and supports a hillside development project? A hillside development 0 project includes development on any natural slope that is twenty-five percent or greater.
5. Is your project a new or redevelopment project that creates 5,000 square feet or more of impervious surface ?'. collectively over the entire project site and supports a parking lot. A parking lot is a land area or facility for the
temporary parking or storage of motor vehicles used personally for business or for commerce.
6. Is your project a new or redevelopment project that creates 5,000 square feet or more of impervious surface X collectively over the entire project site and supports a street, road, highway freeway or driveway? A street,
road, highway, freeway or driveway is any paved impervious surface used for the transportation of
automobiles, trucks, motorcycles, and other vehicles.
7. Is your project a new or redevelopment project that creates or replaces 2,500 square feet or more of
impervious surface collectively over the entire site, and discharges directly to an Environmentally Sensitive
'0 Area (ESA)? "Discharging Directly to" inclUdes flow that is conveyed overland a distance of 200 feet or less
from the project to the ESA, or conveyed in a pipe or open channel any distance as an isolated flow from the
project to the ESA (i.e. nor comminqles with flows from adjacent lands).*
8. Is your project a new development that supports an automotive repair shop? An automotive repair shop is a '>( facility that is categorized in any one of the following Standard Industrial Classification (SIC) codes: 5013,
5014, 5541, 7532-7534, or 7536-7539.
9. Is your project a new development that supports a retail gasoline outlet (RGO)? This category includes RGO's ~ that meet the following criteria: (a) 5,000 square feet or more or (b) a project Average Daily Traffic (ADT) of
100 or more vehicles per dav.
1 O.ls your project a new or redevelopment project that results in the disturbance of one or more acres of land and X are expected to generate pollutants post construction?
11.1s your project located within 200 feet of the Pacific Ocean and (1) creates 2,500 square feet or more of I< impervious surface or (2) increases impervious surface on the property by more than 10%?
If you answered "yes" to one or more of the above questions, you ARE a priority development project and are therefore subject to
implementing structural Best Management Practices (BMP's) in addition to implementing Standard Storm Water Requirements such
as source control and low impact development BMP's. A Storm Water Management Plan (SWMP) must be submitted with your
application(s) for development. Go to step 3 for redevelopment projects. For new projects, go to step 4 at the end of this
questionnaire, check the "my project meets PDP requirements" box and complete applicant information.
If you answered "no" to all of the above questions, you ARE NOT a priority development project and are therefore subject to
implementing only Standard Storm Water Requirements such as source control and low impact development BMP's required for all
development projects. A Storm Water Management Plan (SWMP) is not required with your application(s) for development. Go to step
4 at the end of this questionnaire, check the "my project does not meet PDP requirements" box and complete applicant
information. "
E-34 Page 2 of 3 Effective 6/27/13
"
Citvof
C,arlsbad
STORM WATER
STANDARDS
QUESTIONNAIRE
E-34
Development Services
Land Development Engineering
1635 Faraday Avenue
760-602-2750
www.carlsbadca.gov
~EP3 .. . .
TO BE COMPLETED FOR REDEVELOPMENT PROJECTS THAT .ARE PRIORITY DEVELOPEMENT PROJECTS ONLY
Complete the questions below regarding your redevelopment project: YES
Does the redevelopment project result in the creation or replacement of impervious surface in an amount of less than I I
50% of the surface area of the previously existinQ development?
If you answered "yes," the structural BMP's required for Priority Development Projects apply only to the creation or replacement of
impervious surface and not the entire development. Go to step 4, check the "my project meets PDP requirements" box and
complete applicant information.
NO
If you answered "no," the structural BMP's required for Priority Development Projects apply to the entire development. Go to step 4,
check the "my project meets PDP requirements" box and complete applicant information.
. .. .. . .·• ... STEP4 .. · ... · ... · • . .•
CHECK THE APPROPRIATE BOX AND COMPLETE APPLICA~T INFORMATION .. ·
Jv1y project meets PRIORITY DEVELOPMENT PROJECT (PDP) requirements and must comply with additional stormwater
criteria per the SUSMP and I understand I must prepare a Storm Water Management Plan for submittal at time of application.
I understand flow control (hydromodification) requirements may apply to my project. Refer to SUSMP for details.
My project does not meet PDP requirements and must only comply with STANDARD STORMWATER REQUIREMENTS per
the SUSMP. As part of these requirements, I will incorporate low impact development strategies throughout my project.
Applicant Information and Signature Box
Address: Accessor's Parcel Number(s):
Applicant Name: Applicant Title:
Applicant Signature: Date:
This Box for City Use Only
City Concurrence: I YES I NO
I I
By:
Date:
Project ID:
* Environmentally Sensitive Areas include but are not limited to all Clean Water Act Section 303(d) impaired water bodies; areas
designated as Areas of Special Biological Significance by the State Water Resources Control Board (Water Quality Control Plan for the
San Diego Basin (1994) and amendments); water bodies designated with the RARE beneficial use by the State Water Resources
Control Board (Water Quality Control Plan for the San Diego Basin (1994) and amendments); areas designated as preserves or their
quivalent under the Multi Species Conservation Program within the Cities and County of San Diego; and any other equivalent
environmentally sensitive areas which have been identified by the Copermittees.
E-34 Page 3 of 3 Effective 6/27/13
City of Carlsbad
Faraday Center
Faraday Cashiering 001
1532301-1 11/19/2015 32
Thu, Nov 19, 2015 02:10 PM
Receipt Ref Nbr: R1532301-1/0012
PERMITS -PERMITS
Tran Ref Nbr: 153230101 0012 0021
Trans/Rcpt#: R0113209
SET #: CD150025
Amount:
Item Subtota 1 :
Item Tot a 1:
ITEM(S) TOTAL:
Check (Chk# 006244)
Total Received:
Have a nice day!
1 @ $720.00
$720.00
$720.00
$720.00
$720.00
$720.00
**************CUSTOMER COPY*************
City of Carlsbad
1635 Faraday Avenue Carlsbad CA 92008
lllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllll
Applicant: STRATEGIC PROPERTY ADVISERS
Description Amount
CD150025 720.00
800 PALOMAR AIRPORT RD CBAD
Receipt Number: R0113209 Transaction ID: R0113209
Tran~action Date: 11/19/2015
Pay Type Method Description Amount
Payment Check 720.00
Transaction Amount: 720.00