HomeMy WebLinkAboutRP 84-04A; POLLOS MARIA DRIVE THRU WINDOW; Redevelopment Permits (RP) (2)1200 ELM AVENUE
CARLSBAD, CALIFORNIA 92008
Office of the City Clerk
TELEPHONE
(619) 434-2808
(EitQ 0f (EarlBbaii
APPEAL FORH
I (We) appeal the fonowing decision of the Design Review Board
to the City Council:
Project Name and Number (or subject of appeal): PQUQS Maria RP 84-04(A)
to amend an existing redevelopment permit to add a drive-through window to an
existing restaurant.
Date of Decision: December 2, 1992
Reason for Appeal: Minutes of the meeting refer to "inadequate queuing of
vehicles" by staff; and, a request by myself "for queuing (sic) should be
reduced". This is untrue. Six (6) spaces for queuing were provided, which does
comply with the engineering department's (unwritten, unadopted and legally
unenforcable)standards. All safety issues raised will be mitigated by a concurrent
action to secure adjacent off-street parking and access rights.
February 16, 1993 ,
Date
AnCHIT-URA
J. MICHAEL WINFIELD. AIA
[619) 481-6500
225 PLAZA STREET SOLANA BEACH, CA 92075
Signature
J, Michael Winfield AIA c/o Architura
Name (Please Print)
10457 A Roselle St.
Address
San Diego, CA 92121
(619) 481-6500
Telephone Number
10457A ROSELLE ST
SAN DiEGO. CA 92121
March 3, 1993
VlC^OP JAMES DOMIN'ELLI
J MICHAEL VVINf=lELD. AiA
City of Carlsbad
City Cour. .1
1200 Carl:.bRd Vi'lace Drive
Carlsbad, CA. v. .} o
RE: Pollos Marias
Dear Council Members:
An appeal of a DRB Action ((RP8404) will come before you on
March 16, 1993. We reguest that a discussion of parking and access
leases as requested in this letter be made a part of that hearing.
If this is not acceptable, we are willing to withdraw our appeal
providing, that we are allowed to refile our amendment reguest
within 1 year, and fees be waived.
BACKGROUND
Polios Maria is a minority women owned business in the
redevelopment area of Carlsbad. As taxpayers, Marie Davies and
Carmen Gastelum hcive operated a relatively successful entei-prise
on Harding Street in Carlsbad. As an owner-operated restaurant
business, they have poured their heart and soul into their
business, Pollos Maria's food quality reflects that.
The majority of their business is family sized takeout meals. As
a convenience to their loyal customers, a drive-thru window is
being proposed, (RP 8404). This appeal of a DRB action will soon
come before you. As citizens of Carlsbad, the owners of Polios
Maria are requesting that the City Council not prejudge their
request before all of the facts are presented.
Pollos Marias
March 3, 1993
REQUEST
This letter is a formal letter of request for 2 items:
1) To lease (4) offsite parking spaces from the city at the
adjacent city owned parking lot. This lot serves the Harding
Community Center across the street. According to the development
approval file, the center is available. This lease would be
similar to that granted to the Fish House Vera Cruz.
2) To lease access rights from the City through the above
mentioned lot as shown on the enclosed drawing. This access ^ill
eliminate virtually all of the safety issues raised by staff
regarding a drive-thru window.
These leases would provide financial revenue to the City, without
any negative impacts to the public. Polios Maria will then have
the ability to improve its service to the public while
strengthening their economic viability.
Sincerely,
ARCHITURA
iA MICH..EL Wi:^FIELD,
cc: Redevelopment Dept
City Attorney
February 16, 1993
TO: CITY CLERK
FROM: SENIOR MANAGEMENT ANALYST, DEBBIE FOUNTAIN
POLLOS MARIA APPEAL OF DESIGN REVIEW BOARD DECISION TO DENY
AMENDMENT TO MINOR REDEVELOPMENT PERMIT 84-04 (A) TO ALLOW
ADDITION OF A DRIVE-THRU WINDOW
This memo is forwarded to you to confirm that the Housing and
Redevelopment Director gave Mr. Michael Winfield permission to
submit his appeal of the above noted Design Review Board Decision
after the January 25, 1993 deadline. No specific final date was
given to Mr. Winfield for resubmitting his appeal. Therefore,
please accept the appeal submitted by Mr. Winfield on the morning
of Tuesday, February 16, 1993.
As discussed with Karen Kundtz this morning, our office will
assume responsibility for determining whether or not the refiled
appeal is "valid" based on the action taken by the Design Review
Board.
Thank you for your patience throughout this situation! If you
have any questions, please contact me at extension 2935.
DEBBIE FOUNTAIN
c: Housing and Redevelopment Director
Deputy City Attorney
Citv of Carlsbad
Housing & Redevelopment Department
February 16, 1993
J. MICHAEL WINFIELD, AIA
ARCHITURA
10457-A ROSELLE STREET
SAN DIEGO, CA. 92121
A
^i^^'^^ 131)3
RE: POLLOS MARIA APPEAL OF DESIGN REVIEW BOARD DECISION TO
DENY T^MENDMENT TO MINOR REDEVELOPMENT PERMIT 84-04 (A)
TO ALLOW ADDITION OF A DRIVE-THRU WINDOW
Dear Mr. Winfield:
On December 14, 1992, you submitted a request to appeal the
decision of the Design Review Board (DRB) denying an amendment to
minor Redevelopment Permit 84-04 (A) to allow addition of a
drive-thru window at the existing Pollos Maria restaurant located
at 3 055 Harding Street. The City Attorney reviewed your request
for an appeal and determined that the appeal was invalid as
originally submitted to the City Clerk's Office.
On January 15, 1993, a letter was forwarded to you which outlined
the action you needed to take to refile your appeal. Although you
missed the deadline of January 25, 1993 to refile your appeal,
the Housing and Redevelopment Director agreed to accept your
appeal as soon as you were ready to submit it. Your appeal was
subsequently filed with the City Clerk's Office on February 16,
1993.
Staff has scheduled the Pollos Maria appeal for a public hearing
before the Housing and Redevelopment Commission on March 16,
1992. As stated in our January 15, 1993 correspondence to you,
the public hearing notice materials (labels, etc.) you are
required to submit to the Housing and Redevelopment Office were
due on February 16, 1993. We have not yet received these
materials in our office. In order to properly notice the public
hearing for your appeal, these items must be submitted
immediately. Otherwise, the Commission will not be able to
consider your appeal at their March 16th meeting.
2965 Roosevelt St., Suite B • Carlsbad, California 92008-2389 • (619) 434-2810/2811
(D
PAGE 2 - J.M. WINFIELD
2/16/93
If you have any comments/questions regarding this matter, please
contact my office at 434-2935.
^nserely,
DEBBIE FOUNTAIN
Senior Management Analyst
c: Housing and Redevelopment Director
City Attorney
City Clerk
Associate Planner, Eric Munoz
T
CITY OF CARLSBAD
1200 CARLSBAD VILLAGE DRIVE
CARLSBAD, CALIFORNIA 92008-1989
(619) 434-2891
RONALD R. BALL FAX: (619) 434-8367
CITY ATTORNEY
KAREN J. HIRATA January 15, 1993
DEPUTY CITY ATTORNEY
J. Michael Winfield, AIA
Architura
10457A Roselle Street
San Diego, CA 92121
RE: POLLOS MARIA
Dear Mr. Winfield:
After our conversation yesterday, I thought I should clarify some
of the provisions of the municipal code because you are under the
impression that the necessity of a public hearing in this case is
an unintended result of the Village Redevelopment ordinance. This
is not the case. Carlsbad Municipal Code section 21.35.110 states
that two types of decisions made by the Design Review Board may be
appealed to the Housing and Redevelopment Commission. Any
interested person may appeal a decision of the Design Review Board
on a minor project, or a decision to deny a project which is not
minor. The appeal rights correspond to decisions which are final
decisions of the Design Review Board, i.e. a decision to deny or
approve a minor project or a decision to deny any other project.
Carlsbad Municipal Code section 21.35.115 states that all appeals
on redevelopment permits shall receive a public hearing. This
language is clear and does not appear to be inadvertent. In fact,
all hearings on permits before the Housing and Redevelopment
Commission receive a public hearing.
I also disagree with your opinion that, as a practical matter,
property owners within 600 feet of this project do not need to
receive notice of the proposed change in use of the property from
an essentially take-out restaurant to a "drive-thru". Testimony at
the Design Review Board revealed that parking is a problem and the
small size of the property will require the "drive-thru" to be one-
way with cars entering through the alley in back. This will impact
the traffic circulation on the frontage street as well as adjacent
streets such as Carlsbad Village Drive. The adjacent property
owners should receive notice of this appeal because it may impact
the traffic circulation next to their homes and businesses.
(D
I regret that your client will be required to spend $300 to send
out these notices. However, she will receive a benefit if the
appeal is granted and her business is increased.
Very truly yours.
KAREN J. HIRATA
Deputy City Attorney
afd
c: Evan Becker, Housing & Redevelopment Director
Debbie Fountain, Senior Management Analyst,
Housing & Redevelopment
Michael Holzmiller, Planning Director
Citv of Carlsbad
Housing & Redevelopment Department
January 15, 1993
J. MICHAEL WINFIELD, AIA
MCHITURA
10457-A ROSELLE STREET
SAN DIEGO, CA. 92121
RE: POLLOS MARIA APPEAL OF DESIGN REVIEW BOARD DECISION TO
DENY AMENDMENT TO MINOR REDEVELOPMENT PERMIT 84-04(A)
TO ALLOW ADDITION OF A DRIVE-THRU WINDOW
Dear Mr. Winfield:
On December 14, 1992, you submitted a request to appeal the
decision of the Design Review Board (DRB) denying an amendment to
minor Redevelopment Permit 84-04 (A) to allow addition of a
drive-thru window at the existing Pollos Maria restaurant located
at 3 055 Harding Street. The City Attorney has reviewed your
request for an appeal and determined that the appeal is invalid
for the following reason:
The Design Review Board took action on your application dated
September 26, 1992 to allow tandem parking in conjunction with
the addition of a drive-thru window. This is the only decision
vhich can be appealed to the Housing and Redevelopment Commission
at this time.
The questions regarding whether or not the City Council is
willing to lease adjacent public parking spaces or grant access
through a public parking lot were not part of the application.
Therefore, the Housing and Redevelopment Commission will be
unable to consider them as part of the appeal.
Although you are required to file a "valid" appeal within ten
(10) calendar days following the Design Review Board decision,
the City Attorney has stated that we may grant you an extension
of time in order to allow you to refile your appeal. Attached is
an appeal form for you to complete and return to my office within
ten (10) days of the date of this letter. Please note that the
"reason for appeal" section of the form should be used to outline
your response as to why you believe the application you submitted
to the Design Review Board on December 2, 1992 should be approved
by the Housing and Redevelopment Commission.
If the appeal is not granted and your project is denied, you may
choose to either discontinue your efforts to add a drive-thru
window to the Polios Maria restaurant or submit a new application
with a redesign of the project including an alternate parking and
site access plan.
2965 Roosevelt St., Suite B • Carlsbad, California 92008-2389 • (619) 434-2810/2811 ^
CJ>
PAGE 2 - 1/15/93
J.M. WINFIELD
For your information. Section 21.54.130 of the Carlsbad Municipal
Code states that "no application for...any amendment to a
previously issued permit or plan shall be accepted if a
substantially similar application has been finally denied within
one year prior to the application date." The Planning Director is
tasked with the responsibility of determining if a subsequent
application is substantially similar to the previously denied
application; his decision is final.
In response to your letter of January 11, 1993, the City Attorney
has confirmed that your request for an appeal will be scheduled
as a public hearing. You will, therefore, be required to comply
with the noticing requirements as outlined within Chapter 21.54
of the Carlsbad Municipal Code. Also, per your reguest, your
appeal of the noted Design Review Board decision will be
scheduled for the Housing and Redevelopment Commission meeting of
March 16, 1993. The materials you are required to submit to
notice the public hearing must be submitted to our office no
later than February 16, 1993.
If you have any comments/questions regarding this matter, please
contact Debbie Fountain, of my staff, at 434-2935.
Sip4:erely,
EVAN E. BECKER
Housing and Redevelopment Director
c: City Attorney
City Clerk
Associate Planner, Eric Munoz ^
ARCHITURA
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[ 7 rj -•~;..0ebbie Fountain, Redevelopment Department
* I" [ f 1 iT^^^^^C^ Marie Davies,TPoilos„Waria'"rZI: 7^ I
Citv of Carlsbad
Planning Department
FAX TRANSMITTAL
DATE: Mr-i //. i^n
f t \ n ^ TIME SENT: / .
TO:
COMPANY:
NUMBER OF PAGES BEING TRANSMITTED:
(INCLUDING FAX TRANSMITTAL)
FROM:
DEPT: PLANNING
PHONE #:
FAX#:
PHONE #: (619) 438-1161 ext. y/Y;
FAX#: (619 438-0894
SPECIAL INSTRUCTIONS:
PS
2075 Las Palnnas Drive • Carlsbad, California 92009-4859 • (619) 438-1161
Citv of Carlsbad
Housing & Redevelopment Department
Redevelopment Division
December 29, 1992
J. MICHAEL WINFIELD, AIA
ARCHITURA
10457A ROSELLE STREET
SAM DIEGO, CA. 92121
1993
RE: POLLOS MARIA DR IVE-THRlU WINDOW, 3055 HARDING STREET
Dear Mr. Winfield:
Thank you for your letter of December 15, 1992 to the City
Council regarding your request for the City of Carlsbad to enter
into an agreement with Pollos Maria for the purposes of leasing
public parking spaces and access rights to allow appropriate
space for a drive-thru window at the restaurant site, 3055
Harding Street. Your letter was forwarded to my office for a
response.
First, I would like to clarify for you the action taken by the
Design Review Board on December 2, 1992. The Board reviewed the
plans submitted on September 26, 1992 with the Pollos Maria
application requesting an amendment to an existing redevelopment
permit (84-4) to allow tandem parking in conjunction with the
addition of a drive-thru window. The Board took action to deny
the requested permit amendment based on the information submitted
with the application. They did not consider design alternatives,
as a part of the application, nor were they asked to consider
alternate parking and/or site access arrangements. If the Board
had wished to do so, they could have referred the application
back to staff to resolve the parking and access issues before
taking final action on the matter; they did not choose to do so.
It is important to note that the Design Review Board members
generally expressed agreement that the Polios Maria site is not
large enough to accommodate a drive-thru window regardless of the
parking and site access issues. This is the same concern staff
expressed in several letters and telephone conversations on this
subject. Even If the parking issue could be resolved, the fact
that the site is too small to accommodate a drive-thru window
remains an unresolved issue. The gueuing space for vehicles
waiting for drive-thru service is inadequate regardless of vhere
vehicles are parked in relation to the site.
In considering your appeal, the Housing and Redevelopment
Commission will review the Design Review Board's report, consider
the evidence and take one of the following actions:
2965 Roosevelt St. • Suite B • Carlsbad, CA 92008 • (619) 434-2811 • Telefax 720-2037
1. Uphold the Design Review Board's decision to deny the
amended permit by denying the appeal.
(This will be staff's recommendation)
2. Reverse the Design Review Board's decision by granting the
appeal and approving your plans as outlined within the
application submitted to the Planning Department on
September 26, 1992.
3. Reverse the Design Review Board's decision by granting the
appeal and conditionally approving your plans as outlined
within the application submitted to the Planning Department
on September 26, 1992.
Your request for a lease of public parking spaces and access
rights could be considered by the City Council as a solution to
the problems with the drive-thru window. However, the request
would need to be considered as a separate matter. If the City
Council were to approve the lease of public parking spaces and
access rights, you would be required to resubmit your application
for additional review and subsequent action by the Design Review
Board and/or Housing and Redevelopment Commission.
Please note again, however, that resolution of the parking and
access issues does not resolve the primary problem with the
proposed drive-thru window which is that the site is simply too
small for this type of use.
A copy of the staff report regarding your appeal of the Design
Review Board decision will be forwarded to you as soon as it is
approved for distribution. Staff has tentatively scheduled your
appeal hearing for January 19, 1993 during the City
Council/Housing and Redevelopment Commission meeting which begins
at 6:OOpm in the City Council Chambers at 1200 Carlsbad Village
Drive. If you have any questions regarding this matter, please
contact my office at 434-2815 or Debbie Fountain at 434-2935.
Sincerely,
Evan E. Becker
Housing and Redevelopment Director
c: City Manager/Assistant to City Manager
Principle Civil Engineer, Bob Wojcik
Association Planner, Eric Munoz ^
CITY OF CARLSBAU^ REQl^pT FOR ACTION
[OFI OFFICE OF THE CITY MANAGER
Referred to
• Please Handle • Flease Call Requestor
• Investigate and Report ^ Respond Directly/Send Copy of Response w/RFA
• Draft Reply for Signature
RETURN COMPLETED REQUEST TO LDGJ BY I^J<^9
Requestor's Name J.Ml Wad lAZ/Hf^'d/i Date J^/l/jJ^J^
Address Phone #
City :5m Oi tQO CA ^^IPJ
Explanation of Request.
.Received By
Action Taken j ETV^ OP Rf?^PO^>T)C /^TTpCriLP) R^^PRRF.D ^
Foeuj^gor.r^ ^A<^ U::>(MF/f%LO . OV fif-.HF^LF OF PQCL^. mAR^A.
hAie. NA- V;»Ajr<F)n |g> /^PPeTAtJM^-, f\ ORf^ D£C^S^O^0 TD rjV
A PeJZmtT T=o<g> A- ngtv/— - T^-f^M /x3/^;c->r.f^•^ • 1-4 I^ L,eT-T-Eg
Requestor Notified of Action Taken: • Yes • No
Handled By gVAhJ iSr.Ct^F/e Dept./Div. HS^-f Date /z/z^/y^
(Return original white copy with response)
10457A ROSELLE ST.
SAN DIEGO, CA 92121 ieisj-aai-6aoo
l-i i ! ! M { M ! ' M l-U
ViOTOff OAMCO pQMi>.<.gl-U
.M.."CHA(=L VyiNPlELjg^A.
December 15,11992
Members of -the City-Council
Ci ty Council JOff ices' 1 j -JZ
CITY -OF CARLSBAD \ ••
^nCM ijTgCT
^ARCHITECT j
:i: IT I TI
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1200 Carlsbad Village Drive ~
;Car 1 sbadr. CA;92008 TIZTTZIT
Re: - Polios Mariaj^Restaurant
ZZIZZ^ D 5 5THa]cdiS.--St i:jeetCl_-I
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_ ._—' Dear CouncilT ti rn
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Please accept- this - f ormal -reque s t -on - behal f - of - Pol los - Maria .44we
respectfully"request the"following: r
=-i n u i-j-i i I j i
1) - That the City of -Carlsbad lease 4 — 5 parking-spaces-to Polios
Maria from* the ~adj acent Harding "Street "Publ ic~LbtT^T~t
IMI
2)
j M i T i
Additionally,—we -request—permission -to,—6r-r-to -lease -access
'ri ght s f rom^he Ci ty; to ^11 ow~ a'"* s treet "ehtrance* ;f rom'Hard 1 ng
Street _to _:the -.aliey ...to ..¥he west> : : Tliis 1 access —iouid -L-^
potentially-serve as -a-street -entrance-(withr-proper -signage^
for a "proposed drive-up windowTat^Pollos'Tla' j i •
ZTT^...-i-^i:ZuZaT..-^-iTu:' T 7 7 T i ^! i I j j ) I j j T
t 1
'(The Housing & Redevelopment-Coirsiission-is-currently^reparing -j-p
IL "public~pl)ark^
1 jledevelopment-^neralTi-Pian7) - ; : I—fT; • --^.j j j . |. j i . , . : i-l. ;-i.....
ARCHITURA
J. Michael Winfield,
cc: -Evan Becker, Redevel opment-CcMomi ssion--
Ms. Marie Davies, Pollos Maria _
.. Ms, jCarmen Gastelum, li^o'llos Mariali-.
City of Carlsbad
Planning Department
November 10, 1992
J. Michael Winfield
ARCHITURA
10457 A Roselle Street
San Diego, CA 92121
SUBJECT: RP 84-04(A) - POLLOS MARIA DRIVE-THRU Preliminary Staff Report
The preliminary staff report for the above referenced project will be available for you to
pick up on Monday, November 16, 1992, after 8:(X) a.m. This preliminary report will be
discussed by staff at the Development Coordinating Committee (D.C.C.) meeting which
will be held on Monday, November 23,1992. A twenty (20) minute appointment has been
set aside for you at 11:00 a.m. If you have any questions concerning your project, you
should attend the D.C.C. meeting.
It is necessary that you bring your required unmounted colored exhibits(s) with you
to this meeting in order for your project to go forward to the Design Review Board.
If you do not plan to attend this meeting, please make arrangements to have your
colored exhibit(s) here by the scheduled time above.
If you need additional information concerning this matter, please contact Eric Munoz, at
(619) 438-1161, extension 4441.
CITYJQF CARLSBAD
GARY/fe. WAYNE'
Assistant Planning Director
GEW:ENM:lh
2075 Las Palmas Drive • Carlsbad, California 92009-1576 • (619)438-1161 ^
DATE RECEIVED:
^ REVIEW AND COMMENT MEMO^
Zl . REVISED PLAN •
ENGINEERING DEPARTMENT
GROWTH MANAGEMENT (MEMO ONLY)
POLICE DEPARTMENT
FIRE DEPARTMENT
^ BUILDING DEPARTMENT .
' PARKS AND RECREATION DEPARTMENT • ,
"^V^^ A UTILITIES/MAINTENANCE DEPARTMENT ci ^^^^f'^
LV7( .AP WATER DISTRICT w^,
L/A» LANDSCAPE PLANCHECK CONSULTANT 'xfcV, . N
SCHOOL DISTRICTT
NORTH COUNTY TRANSIT DISTRICTT
FROM: Planning Department
REQUEST FOR REVIEW AND COMMENT ON APPUCATION NO.
NOTE: PLEASE USE THIS NUMBER ON ALL CORRESPONDENCE CONCERNING THIS
APPLICATION.
PROJECT TITLE;
APPLICANT: (Po | j o> At A^^/?
PROPOSAL: ^^7^ "7T4^C7
'^\<2A^^ C<^\<^ ^^A-fV ^^^-f-^ l)s2^o/erV-
PROJECT PLANNER:
Please review and submit written comments and/or conditions to the Planmng Department
by 2>S ^ H *^ 2. If not received by that date, it will be assimied that you have
no comment and the proposal has your endorsement as submitted.
^^HANKYQLL
COMMENTS: ^ feKl .i^pr^je. Q.k, uu^Jr^ rru/
PLANS ATTACHED FRM0020 10/91
SEPTEMBER 16, 1992
TO: ERIC MUNOZ
FROM: JIM DAVIS
VIA ASSISTANT CITY ENGINEER
RP 84-4(A), POLLOS MARIA
We have completed our review of the project. We find that the application is technically
incomplete due to the lack of a preliminary title report. However, since we cannot support
the approval of the project we are recommending the application be found complete.
We are recommending that the project be denied because of the following:
1. THE EXIT-ONLY ACCESS WOULD ALSO BE THE ONLY ACCESS TO
HARDING STREET.
The only entrance to the site would be by the alley. Alleys are not intended to
function as the only entrance to a commercial site. Use of alleys as the only access
has been allowed in the Redevelopment Area before but not for fast food
restaurants. Traffic congestion could occur in the alley at lunch time. This entrance
would also be the drive through (take-out-order) aisle. Back-ups in this aisle would
occur and cause more congestion in the alley.
2. NOT ENOUGH SPACE WOULD BE AVAILABLE FOR 4 TO 5 CARS TO
WAIT BEFORE THE ORDER BOX.
The site plan shows 4 cars in line before the order box, however the cars are all of
compact car length and lined up bumper touching bumper. There would not be
enough space for 4 compact cars to line up in a normal manner with a space between
cars. Some standard cars would also be in line. Therefore the site plan does not
provide adequate space for 4 to 5 cars.
3. NOT ENOUGH SPACE WOULD BE AVAILABLE FOR 2 TO 3 CARS TO
WAIT BEFORE THE PICK-UP WINDOW.
The site plan shows 2 cars lined up before the pick-up window, however the cars are
all compact car length and are lined-up with bumper touching bumper. For the same
reasons in 2 above not enough space would be provided.
4. THE HANDICAPPED PARKING SPACE WOULD BE BLOCKED BY
INCOMING CARS.
The site plan shows the handicapped space with its only access being the drive
through aisle. When the aisle is occupied by cars waiting to order access to the
handicapped space would be effectively denied. Cars exiting from this space would
disrupt incoming traffic and could cause more congestion in the alley.
5. THE PARKING LOT SHOWN WILL NOT FUNCITTION IN AN ACCEPTABLE
MANNER FOR 8 CARS.
The site plan shows 8 parking spaces, but only 4 spaces allow cars to enter and exit.
The other 4 spaces are end-to-end to the first 4 with no access. This is a tandem style
parking more suitable for storage rather than parking. When the 4 last mentioned
spaces are occupied no one will want to park behind the cars, therefore the lot
effectively functions as a 4 space lot.
AUGUST 31, 1992
TO: PLANNING DEPARTMENT, ROBERT GREEN
FROM: ACTING HOUSING AND REDEVELOPMENT DIRECTOR
COMMENTS ON RP 84-4(A) - POLLOS MARIA DRIVE THROUGH WINDOW IN
EXISTING RESTAURANT
The Housing and Redevelopment Department has received adequate
information to deem the application complete for our purposes.
Our department has not been supportive of this request to add a
drive through window to the existing restaurant. The following
comments outline the concerns Redevelopment Staff has with the
request:
1. The proposed drive through window will create an undesirable
situation through the increase of on-site vehicle congestion
and the impediment to safe on-site pedestrian traffic.
2. There is simply not adequate space on the Pollos Maria site
to meet the required standards to add the drive through
window.
3. The Redevelopment Department is supportive of Pollos Maria's
efforts to enhance their business through addition of a
drive through window. However, we are not supportive of this
specific effort because we believe it will create a very
congested situation which will be detrimental to the area.
Attached are copies of letters which have been forwarded to the
architect for the applicant, Mr. Michael Winfield, which outlines
staff's concerns on this project. The recommendation from the
Redevelopment Department will be to deny the permit requested in
the noted application.
If you have any questions regarding this matter, please contact
my office at extension 2935.
Thanks,
DEBBIE FOUNTAIN
Citv of Carlsbad
Housing & Redevelopment Department
August 3, 1992
MR. J. MICHAEL WINFIELD, AIA
ARCHITURA
10457 A ROSELLE STREET
SAN DIEGO, CA. 92121
RE: DRIVE-UP WINDOW FOR POLLOS MARIA, 3 055 HARDING STREET
Dear Mr. Winfield:
Thank you for your patience as. the Carlsbad Redevelopment Agency,
with assistance from the City Planning and Engineering
Departments, completed an additional review of your proposal for
a drive-up window at the Pollos Maria Restaurant located at 3055
Harding Street. The concept/proposal was reviewed for compliance
with current standards as well as general desirability for the
area.
According to the most recent plans submitted to my office, it
appears that your proposal may be able to comply with the City's
standards for "queue space" for drive-up windows. However, the
parking arrangement still presents a problem for staff. As stated
in previous letters to you from my office, the "waiting cars"
must not interfere with any circulation or parking spaces. Per
your current proposal, the handicap parking space will be blocked
by cars which may be waiting for service at the drive-up window.
Also, staff is not supportive of tandem parking at this location.
With tandem parking and a drive-up window, a very congested
situation is created on the property which is undesirable from
the City's perspective.
It appears from the proposed plans that the customer entrance to
the restaurant will continue to be off the patio on Harding
Street. If this is so, the customers will park in the rear and
then be required to walk past the drive-up window in the vehicle
traffic area to access the restaurant; this represents an
impediment to pedestrian circulation which concerns staff.
We are supportive of Pollos Maria's efforts to enhance their
2965 Roosevelt St., Suite B • Carlsbad, California 92008-2389 • (619) 434-2810/2811 fj^
business through addition of a drive-up window. However, it is
staff's professional opinion that the proposed drive-up window at
the noted location will create an undesirable situation through
1) the increase of on-site vehicle congestion; and 2) the
impediment to safe on-site pedestrian traffic.
We realize that staff's opinions regarding this proposal have
been very frustrating to you. Please understand that it is not
our goal to be difficult. We are simply trying to do what we
believe is best for the Village Redevelopment Area.
If you would like for the Design Review Board to consider the
addition of a drive-up window for Pollos Maria, please submit an
application for the required permits to the Community Development
Counter and pay the appropriate fees. You will be given the
opportunity to present your case to the Design Review Board for
their consideration. Please understand, however, that Staff's
recommendation has not changed; we intend to recommend denial of
the application based on the reasons outlined above.
If you have any questions or comments regarding this matter,
please contact my office at (619) 434-2811.
Sincerely,
DEBBIE FOUNTAIN
Acting Housing and Redevelopment Director
c: Property Owner
Engineeriiig Department
Planning Department
Community Development Director
Citv of Carlsbad
Housing 8c Redevelopment Department
June 15, 1992
MR. J. MICHAEL WINFIELD, AIA
ARCHITURA
10457 A ROSELLE STREET
SAN DIEGO, CA. 92121
RE: DRIVE-UP WINDOW FOR POLLOS MARIA, 3055 HARDING STREET
Dear Mr. Winfield:
As requested, the City of Carlsbad Redevelopment Agency asked the
Planning and Engineering Departments to review your most recent
proposal for a drive-up facility at the Pollos Maria Restaurant
located at 3055 Harding Street. The concept/proposal was reviewed
for compliance with currents standards.
As staff stated in previous telephone conversations and written
correspondence, the City has drive-up window standards which are
required for all similar projects.
The drive-up window requirements are as follows:
1) There must be queue space for two to three cars between "pick
up" window and "order here" menu board or window.
2) There must be queue space for four to five cars behind "order
here" menu board or window. The "waiting cars" cannot
interfere with any circulation (i.e., alley traffic) or
parking space (incl. employee parking).
Although you have attempted to provide a creative solution to the
problem, it is still staff's opinion that there is simply not
adequate space on the Pollos Maria site to meet the above required
standards in order to add the desired drive-up window. You may
pursue approval of the drive-up window by the Design Review Board.
However, please understand that Staff's recommendation will be to
deny addition of the drive-up window to the existing restaurant
facility.
2965 Roosevelt St., Suite B • Carlsbad, California 92008-2389 • (619) 434-2810/2811 ffi
PAGE 2 - J.M. WINFIELD
POLLOS MARIA
If you have any questions or comments regarding this matter, please
contact my office at (619) 434-2811.
Sincerely,
DEBBIE FOUNTAIN
Acting Housing and Redevelopment Director
c: Property Owner
Engineering Department
Planning Department
HOUSING AND REDEVELOPMENT St ^ ISk REDEVELOPMENT OFFICE
2965 Roosevelt Street
Suite B
Carlsbaci, GA 92008
(619) 434-2811
(Eitu of (Earlfibaa
May 6, 1992
MR. J. MICHAEL WINFIELD, AIA
ARCHITURA
10457 A ROSELLE STREET
SAN DIEGO, CA. 92121
RE: DRIVE-UP WINDOW FOR POLLOS MARIA, 3 055 HARDING STREET
i)ear Mr. Winfield:
Thank you for contacting the City of Carlsbad Redevelopment
Agency regarding Pollos Maria's request to add a "drive up"
window to their existing restaurant facility at 3055 Harding
Street. The attached concept/proposal was reviewed by the
Redevelopment, Planning and Engineering Departments of the City
for compliance with currents standards.
City staff reviewing the proposal identified two major problems
with the drive-up window project. First, as discussed with you
previously, one of the strategies for the new proposed Master
Plan for the Village Redevelopment Area is to prohibit drive-up
and drive-through uses. Second, the City has drive-up window
standards which are required for all similar projects.
The drive-up window requirements are as follows:
1) There must be queue space for two to three cars between
"pick up" window and "order here" menu board or window.
2) There must be queue space for four to five cars behind
"order here" menu board or window. The "waiting cars" cannot
interfere with any circulation (i.e., alley traffic) or
parking space (incl. employee parking).
It is staff's opinion that there is simply not adequate space on
the Pollos Maria site to meet the above required standards in
order to add the desired drive-up window. Staff's recommendation,
therefore, is to deny addition of the drive-up window to the
existing restaurant facility.
PAGE 2 - J.M. WINFIELD
POLLOS MARIA
If you have any questions or comments regarding this matter,
please contact my office at (619) 434-2811.
Sincerely,
DEBBIE FOUNTAIN
Acting Housing and Redevelopment Director
c: Property Owner
Engineering Department *
Planning Department
ARCIHITUnA 2S5 PLAZA STREET
SOLANA BEACH, CA 92075 [619] 481-6500
VICTOR JAMES DOMINELLI ARCHITECT
J. MICHAEL WINFIELD, AIA ARCHITECT
March 17, 1992
Ms. Debbie Fountain
Housing & Redevelopment Director
CITY OF CARLSBAD
2965 Roosevelt, Suite B
Carlsbad, CA 92008
Re: Pollos Maria
Drive-through window: Proposed
Dear Ms. Fountain:
This small, existing restaurant, due to its present location on the
property, has an existing driveway along the south property line.
1. This existing driveway is not really wide enough for two-way
traffic to occur.
2. The adjacent property to the south is a city-owned parking
lot.
3. In lieu of an impractical boundary adjustment to add lot width
to the south, please see proposed conceptual site plan.
4. The proposed site plan illustrates a possible solution
utilizing the adjacent city-owned lot to provide possible
ingress.
5. This would involve:
a. An access-only encroachment permit from the City.
b. Lease payments to the City on a yearly basis at a
mutually agreeable rate.
c. Encroachment permit or authorization for off-site signage
(for directional type monument style).
6. Alternatives include:
a. Use of alley only (public way) as ingress point.
b. Turn from City lot onto property to avoid use of alley.
c. Appointment only for pick-up or phone order to go food
only.
d. Boundary adjustment. Purchase land from City.
Sincerely, ENGl/oe5(?IIOC^ CAf^'T fi^RC>^t .
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