Loading...
HomeMy WebLinkAboutRP 95-04; Henry's Restaurant; Redevelopment Permits (RP) (3)Citv of Carlsbad Housing & Redevelopment Department September 8, 1995 / V / Ch DANIELVDI GIOVANNI / ' S[P /ngr 264 CARLSBAD VILLAGE DRTVE ! [ ^'-^^inij^^. '^ CARLSBAD, CA. 92008 \^ / RE: RP 95-04/CDP 95-04 - HENRY'S RESTAURANT PATIO Dear Mr. Giovanni: Thank you for contacting my office regarding your applications for redevelopment and coastal development permits for a proposed patio extension at the Henry's Restaurant in the Village of Carlsbad. Based on our telephone conversation, it is my understanding that you do not wish to pursue expansion of your outdoor patio area at this time and will be submitting a request to withdraw the applications as submitted for review on August 4, 1995. As we discussed, you still, however, intend to renovate the kitchen area, install new windows at the restaurant and build a concrete wall around the existing outdoor patio to replace the existing wooden fence. Please mail or personally deliver a letter to my office at 2965 Roosevelt Street, Suite B, Carlsbad, Ca. 92008 which indicates your desire to withdraw your applications for redevelopment and coastal development permits and to receive a refund of fees paid to date for submission of those applications. Separately, please submit plans to the Building Department at 2075 Las Palmas Drive in Carlsbad to process building permits for the proposed kitchen renovations, new windows and outdoor patio wall. These renovations are acceptable to the Carlsbad Redevelopment Agency; no additional redevelopment permits are required. However, you must obtain the appropriate building permits before proceeding with the renovation/improvements to the existing building and patio area. Thank you for your attention to these matters. If you have any additional questions or comments, please contact my office at (619) 434-2935. Sincerely, DEBBIE FOUNTAIN Anne Hysong, Planning Mike Shirey, Engineering David Rick, Planning Mike Peterson, Building 2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (619) 434-2810/2811 • FAX (619) 720-2037 ^ Citv of Carlsbad Housing & Redevelopment Department August 31, 1995 /; DANIELVDI GIOVANNI I" 264 CARLSBAD VILLAGE DRIVE CARLSBAD, CA. 92008 RE: RP 95-04/CDP 95-04 - HENRY'S RESTAURANT PATIO % ^ Dear Mr. Giovanni: Thank you for submitting an application for a Minor Redevelopment Permit and Coastal Development Permit from the City of Carlsbad's Redevelopment Agency. The City's Planning, Redevelopment and Engineering Departments have reviewed die application to determine its completeness for the purposes of continued processing. The application is incomplete, as submitted on August 4, 1995. However, the only item missing is the Tide Report for the property. Once this item is submitted to the Planning Department, your application will be deemed complete for further processing. Please submit the Title Report as soon as possible to the Planning Department. Processing of your application will not continue until the Title Report has been submitted and accepted by the City of Carlsbad's Planning Department. Please submit a copy of this letter widi the Title Report. Once 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, August 4, 1995, 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. For information purposes, once your application is deemed complete and the processing continues, the following issue(s) will need to be addressed as related to your application before it can be presented to the Design Review Board for action: 1. The current parking ordinance, wliich is applicable to the Village Redevelopment Area, requires on-site parking to be provided for your restaurant. The ordinance sets forth the parking requirement of 1 space per 100 square feet of gross floor space; it is not based on number of tables or maximum occupancy. Gross floor spaces includes all eating areas (both indoors and outdoors), kitchen area, bar area, restrooms, storage, etc. With the outdoor dining area, the gross floor space for the Henry's Restaurant is 4,140 square feet according to the plans you submitted on August 4, 1995. 2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (619) 434-2810/2811 • FAX (619) 720-2037 ^ D.GIOVANNI August 31, 1995 Page 2 Your plans reflect that you have 34 parking spaces on-site for your restaurant. With the outdoor dining included within the gross floor space for the restaurant, there will be a shortage of nine (9) parking spaces. Staff will be unable to recommend approval of the application you have submitted until the parking shortage can be satisfactorily addressed. Unformnately, unless your existing building is reduced by 900 square feet to compensate for the increase in outdoor patio area, diere are very few options for meeting the parking requirements. You must either expand your on-site parking area by nine (9) spaces or propose a plan to provide the parking which can be reviewed by the City of Carlsbad for approval. To assist you in considering your options at this time, it might be useful for you to know that the Carlsbad Redevelopment Agency is currently processing a new Village Master Plan and Design Manual for the VUlage Redevelopment Area. Under this new plan, outdoor patios will be allowed with no additional parking requirement; this means that you would be allowed to expand the outdoor patio area without providing additional on-site parking. Also, we are proposing a "Parking In-Lieu Fee" Program which would allow property owners to "buy out" of a portion of their parking requirement. Both of these programs must ultimately be approved by the Califomia Coastal Commission as well. At this time, we do not know whether or not the Coastal Commission wdl approve the new programs or when they will take action. However, if these programs are approved, you would have the ability to expand your outdoor area with fewer problems. If you would lUce to wait and see what happens with these proposed programs, you may withdraw your current application and request a refund of the fees you have paid to the City of Carlsbad. 2. A preliminary sign program for the restaurant should be submitted for review by the City of Carlsbad and the Redevelopment Agency. If signage is intended for the new awning, you may exceed the amount of signage permitted for the restaurant. You would be allowed a maximum of 33 square feet of signage for the building; this includes awning signage, wall signs, monument signs, etc. 3. Based on review of the plans submitted with the application, it appears that the landscaping along the building is being removed to install the new outdoor dining area. Would it be possible to provide an area for a vine or shmb with drip irrigation between the wheel stop and pilasters to enhance the hardscape and stmcmre along the westem elevation? Landscaping is very important in the Village Redevelopment Area. It is always a concem when landscaping is removed from an area. We would need to resolve the above issues before we could make a recommendation on your project for the Design Review Board. Without an acceptable plan for addressing the on-site parking requirement, staff would not be able to recommend approval of the project. D.GIOVANNI August 31, 1995 Page 3 Once again, thank you for your redevelopment/coastal development permit application. Please contact my office at 434-2935 if you have any questions regarding the information required to complete your application or the issues identified within this correspondence. Sincerely, DEBBIE FOUNTAIN Senior Management Analyst c: Gary Wayne, Planning Bobbie Hoder, Planning Anne Hysong, Plarming MUce Shirey, Engineering Bob Wojcik, Engineering File Copy Data Entry Marjorie/J^ieti' \A G<0(OL^ MEMORANDUM DATE: August 30, 1995 TO: Debbie Fountain FROM: Anne Hysong SUBJECT: RP 95-04/CDP 95-04 - MINOR REDEVELOPMENT PERMIT FOR HENRY'S RESTAURANT I have completed my review of the subject project, and offer the following comments: Completeness: 1. The applicant submitted his PFF Agreement on Tuesday and I have forwarded in to you in the mail. He indicated that he would bring in the required Tide Report, however, he has not yet done so. The application should remain incomplete until that document is received so that the PFF can be recorded. Issues: 1. Environmental Review: The project is categorically exempt under CEQA as follows: Section 15301, Class 1(e): Additions to existing stmctures provided that the addition will not result in an increase of more than 50 percent of the floor area of the stmctures before the addition, or 2,500 square feet, whichever is less Parking Issue 1. The applicant specifies 35 parking spaces on the plan, however, I only count 34 spaces. With the outdoor dining included in gross floor area, the parking requirement for this project is 43 spaces (4,140 square feet), and they are 9 spaces short. 2. If the Design Manual is adopted, the outdoor area will not be counted and they will be only 2 parking spaces short. Bar Area 3. I check the bar area to see if it exceeds the allowed 25 %. It appears that with the outdoor dining space, they do not exceed the 25 % allowed for the bar area. Signage 4. The applicant does not specify signage on the application. Do they have any nonconforming signs -1 seem to remember that they do and I forgot to look when I was over there. They should submit a sign program with this permit so that we can determine if they intend to add signing on the awnings. They don't have a great deal of frontage, so they may be wise to wait for the new Design Manual if they propose exceeding the .6sq ft. sign standard. Landscaping 5. It appears that they are removmg the landscaping along the building to install the outdoor dining area. Could they provide an area for a vine or shmb with drip irrigation between the wheel stop and pUasters to enhance the hardscape and stmcture along the westem elevation?.