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 If an application is withdrawn or deemed
withdrawn, a new application must be submitted.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
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*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.