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HomeMy WebLinkAboutCDP 97-45; Islands Restaurant; Coastal Development Permit (CDP) (9)February 19,1998 Jerry Dennehy Scheer Tanaka Dennehy Architects 18201 McDurmott West, Suite A Irvine, CA 926 14 SUBJECT: SDP 97-24KDP 97-45 - ISLANDS RESTAURANT All of the items requested of you earlier have not been received and therefore your application is still deemed incomplete. Listed below are the item(s) still needed in order to deem your application as complete. This list of items must be submitted directly to your staff planner by appointment. All list items must be submitted simultaneously and a copy of this list must be included with your submittals. No processing of your application can occur until the application is determined to be complete. When all required materials are submitted the City has 30 days to make a determination of completeness. If the application is determined to be complete, processing for a decision on the application will be initiated. In addition, please note that you have six months from the date the application was initially filed, October 8, 1997, to either resubmit the application or submit the required information. Failure to resubmit the application or to submit the materials necessary to determine your application complete shall be deemed to constitute withdrawal of the application. If an application is withdrawn or deemed withdrawn, a new application must be submitted. Please contact your staff planner, Don Neu, at (760) 4381161, extension 4446, if you have any questions or wish to set up a meeting to discuss the application. Sincerely, MICHAEL J. HOLZMILLER Planning Director MJH:DN:nm c: Gary Wayne Adrienne Landers Clyde Wickham Bobbie Hoder File Copy Data Entry Planning Aide 2075 Las Palmas Dr. - Carlsbad, CA 92009-l 576 - (760) 438-11610 FAX (760) 438-0894 - *s- LIST OF ITEMS NEEDED TO COMPLETE THE APPLICATION No. SDP 97-24KDP 97-45 Planning: 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. Provide typical street cross sections for all streets adjacent to the project. Clearly identify on the plans the location of public and private utilities on the project site. Show the distance from the Mobil gas station driveway on the project plans. Clearly show truck turning radii for all parking areas. Show the location of all tire hydrants within 300 feet of the site. On the landscape plan include an estimate of the yearly amount of irrigation (supplemental) water required to maintain each zone. Provide the location of all parking lot lights as well as a detail of the proposed light standard. The light standard should not exceed a height of 30 feet and must be a neutral color. The annlication form should be revised to list the correct property owner and include their signature consenting to the proposed applications. For the public facilities fee agreement provide documents legally connecting Islands and Seneca Partners so that it can be verified that those signing the agreement are legally permitted to bind the company. . Provide a completed “Project Description/Explanation” sheet. Provide a signed “Notice of Time Limits on Discretionary Applications”. Provide pictures of the property taken from the north, south, east and west. Engineering: 1. Submit the name, address and telephone number of the Applicant, Owner, etc. (Application item 1A). Add Mr. Winter’s phone number. The address of applicant, 889 Palomar Airport Road is the site address for Denny’s Restaurant. I believe the address for Islands is 101 N. Acacia Street, Solana Beach, CA, 92075-1803; phone number is 619-350-2070. 2. Label facilities as existing or proposed. (1G.) The proposed widening on Palomar Airport Road should contain wording “by others.” The proposed dedication of right of way is part of this application per discussion and agreement with City Engineer and Bob Wojcik almost a month ago. A note identifying this existing/proposed facility issue should be included on the site plan. 3. Average daily traffic generated by the project, broken down by uses (include existing traffic generations for comparison). (1H.) Use the standard ADT generation rates that apply to this use. The increase in traffic based on the proposed expansion is offset or mitigated by the dedication of right of way. I have noted the correction needed on sheet 1. 4. Bearings and distances of each exterior boundary line (2A4.). There appears to be an issue regarding the legal status of this parcel. The limits of the lease should be shown as limits of construction or limits of lease, not as the property line. The application and boundary of this project is technically the legal parcel owned by Mr. Winters. We discussed this problem in December with Winters Attorney and the applicant. The requirement for boundary description refers to the issue of dedication, access and limits of review, not a lease line delineation. I have noted the correction needed on sheet 2. The meets and bounds description on sheet 1 is also a description of a lease boundary, not that of a legal lot. Please revise the description to reflect the correct legal lot. 5. Please show the limits of reconstruction or removal of paving. If the entire site is to be re-graded and re-paved, note it. The proposed thickness of paving was left blank. If the Design Engineer is not sure of this dimension, add a note: “The structural section for the access aisles must be designed with a traffic index of 5.0 in accordance with City Standards. The structural pavement design of the aisle ways shall be submitted together with required R-value, soil test information and approved by the City as part of the building site plan review. 6. Show width, location and use of all existing and/or proposed public or private easements. Clearly identify utilities and show distance between all intersections and medium and high use driveways. The distance between intersections also includes the freeway offramp (2-B 4, 5 & 6). Show the distance to Paseo De1 Norte. The Design Engineer can break the curb and right of way line (symbol as shown on sheet 2) to show distance and dimension of the proposed right turn pocket on Palomar Airport Road to Paseo De1 Norte. 7. The project drains onto Caltrans Freeway right of way. We require a letter of support or proof of easement or permission to drain. When a new development is considered, NPDES oil and pollution separators should be included in this design (2-C 4, 8~5). Add the following note on the plans: The developer shall provide best management practices as referenced in the “California Storm Water Best Management Practices Handbook” to reduce surface pollutants to an acceptable level prior to discharge to sensitive areas. Plans for such improvements shall be approved by the City Engineer. ISSUES OF CONCERN Planning: 1. The proposed project will generate more average daily traffic than the existing restaurant use as a result of the increase in building area. The traffic generated from the proposed use as compared to the existing 4,919 square foot restaurant is critical in determining whether city staff will be able to recommend approval of the project. Previous traffic studies prepared for projects in this immediate area indicate that the intersection of Paseo De1 Norte and Palomar Airport Road is extremely close to falling below the City’s Growth Management Circulation Performance Standard of Level of Service D in the peak hour. The following are the identified options for addressing this issue: a. Reduce the proposed building area so as not to exceed the existing 4,919 square foot restaurant. This would result in no net increase in traffic generation. b. Revise the proposed plan to show the area greater than the existing restaurant as a future addition. The approval of the addition would be subject to future traffic counts conducted after Islands is operating showing that there is adequate roadway capacity to meet the City’s Growth Management Circulation Performance Standard. C. Revise the traffic report to utilize the Engineering Department required SANDAG generation rate (250 ADT/lOOO sq. ft.) analyzing existing and buildout conditions. Approved and proposed projects that will impact the roadway segments and intersections impacted by development in the zone must be included in the analysis. The report will need to show that the Circulation Performance Standard will be met now and at buildout. 2. On sheet C-2 the following revisions are needed: a. Dimension the width of the driveway from Palomar Airport Road and the connection east to the Mobil Gas Station. b. Dimension the width of all proposed sidewalks. Sidewalks must maintain a minimum width of 4 feet exclusive of vehicle overhang. C. Dimension the width of the perimeter landscape area along the northern and western property lines. Please refer to the redlined checkprint for the specific locations. d. Remove the cross striping in the parking spaces in front of the trash enclosure and show the space limit line. 3. On sheet Al the following revisions are needed: a. On the building elevations revise the proposed signage locations to coincide with the revisions required to be made to the sign program. b. Include the scale l/8” = 1’ for the elevations and the floor plan. C. Revise the material finish schedule as noted on the redlined checkprint. 4. On sheet A2 the following revisions are needed: a. Revise the sign locations and proposed sizes based on the City’s Sign Ordinance which will permit a maximum of 75.50 square feet of sign area for the project not including the pole sign. b. Revise the site plan on this sheet to indicate the building frontage on Palomar Airport Road is the only one used in calculating the allowable sign area. C. The sign ordinance does not permit a sign to face the freeway with the exception of a freestanding sign. Please remove all proposed wall signs on the west elevation. 5. On sheet A2a the following revisions are needed: a. Recalculate the sign area for each sign based on the City of Carlsbad Zoning Ordinance definition for “sign area”. b. Revise all proposed signage so as to not exceed the 75.50 square foot sign area maximum permitted for the site. This maximum sign area does not include sign area permitted for the freestanding sign. The maximum sign area for the freestanding sign is 250 square feet for all three signs on the pole. 6. On sheet A3 please revise the note to indicate that the top of the roof equipment will be at a minimum of 6 inches below the top of the mechanical equipment screen. Also specify the type of material the equipment screen is proposed to be constructed of. 7. The following revisions should be made to sheet L-l and L-2: a. Provide calculations to demonstrate that a minimum of 3% of the parking area will be landscaped as required by the zoning ordinance. b. Trees must be provided at the rate of 1 tree for each 4 parking stalls. Trees pertaining to this requirement are required to be located within the parking area, exclusive of parking lot setbacks pursuant to section A.3-2.1 of the Landscape Manual. Provide calculations on the plan to demonstrate compliance with this requirement. This requirement may result in a need to provide parking lot landscape islands which the Planning Department requires at a rate of approximately every 10 to 15 parking spaces. C. Include the parkway area and the Caltrans landscape easement area in the preliminary landscape plan and the water conservation plan. Show proposed landscaping for both of these areas as has previously been represented. d. The City of Carlsbad Landscape Manual includes a turf limitation of 10% (cool season grass) or 15% (warm season grass) of the total landscape area. Please revise both sheets to comply with this requirement. 8. The project is subject to City Council Urgency Ordinance NS-424 which requires City Council approval of the project. 9. Enclosed is a redlined checkprint of the project plans. Please incorporate the revisions noted on the plan and submit 3 sets of revised plans with the redlined checkprint to enable the review of the project to proceed. Engineering: Traffic and Circulation 1. Onsite truck circulation appears difficult. The Engineer or Architect should use Caltrans turn templates for a standard. 40’ single unit truck (template 407E). 2. The proposed dead-end on the southwest comer of the site is unclear. There should be a 5’ pop-out or a turn-around will be required. The line work is heavy and the off site area is not clear. Is there a problem encroaching onto another lease hold to circulate this site. Perhaps a letter from Jiffy Lube or Winters will resolve this. Sewer 3. Please indicate proposed or existing sewer system and clean-outs from the project to public sewer facilities. Drainage 4. The system that drains onto Caltrans right of way will require proof of an easement or letter of permission. 5. The drainage study should indicate the amount of drainage and available capacity in the proposed or existing system. I think there was an issue with the Car Wash project and Caltrans drainage system. General 6. Attached is a red-lined check print of the proposed project for the applicants use in making the requested revisions. This check print must be returned with the project revisions to facilitate continued staff review. Building: 1. Inadequate sanitary facilities are shown per Appendix Chapter 29 of the UBC. 2. The project must comply with all access standards of the CBC including pedestrian access for the public way. 3. A grease interceptor is required. Please indicate the location on the project plans of the required grease interceptor.