HomeMy WebLinkAboutRP 95-04; Henry's Restaurant; Redevelopment Permits (RP) (3)Citv of Carlsbad
Housing & Redevelopment Department
September 8, 1995
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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?.