HomeMy WebLinkAboutRP 97-01; STARBUCKS COFFEE; Redevelopment Permits (RP)1.
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CARLSBAD REDEVELOPMENT AGENCY
ADMIN!STRATIV«RMIT APPLICATION & DISCLOSUK STATEMENT
APPUCATION APPLIED FOR: (CHECK BOXES)
New Construction of building(s) or addition(s) to the buiiding footprint which have a building permit
valuation which is equal to or less than $60,000.
Interior or Exterior Improvements to existing structures which result in an intensity of use.
Provisional Land Uses, where a minor or major redevelopment permit is not required.
Changes in permitted land uses which result in site changes, increased ADT, increased parking
requirements, or result in compatibility issues/problems.
Signs for existing businesses or facilities.
Repair or Maintenance Activities which are not exempt from obtaining a permit.
2. LOCATION OF PROJECT
Address: 2924 CARLSBAD BOULEVARD,CARLSBAD, CA 90028
Bordering Streets:
North: GRAND
South: ELn
East.. UASHINGTON
West: CARI SRAD Rnill R/ARD
Assessor Parcel No.: 203-174-4 & 5
Leoal DescriotiQn'^^9^'^'^'^^^9 apoint in the southuesterly line of said tract 96, uhich is
alffo trie NdrtheastBrly bDUrt'dry line of Lincoln Street, a distance of 75.00 feet, South
34 degrees 33'00" East from the most Uesternly corner of Tract 96, thence continuing South
34-dogreeo 33'00" Coot along said 5uuUluyblyrly llim uP Trai 96, a dltjtHriL'y of 75.00 feet
to a point. Thence North 55 degrees 27'00" East, at a right angle to said Southwesterly
line of isid Tract 96, a diotonco of 70.00 feet to a point, thence North 34'degrees 33'00"
Uest, Parallel uith Souchuesterly line of said tract 96, a distance of 75.00 feet to a
point, ThenCR .SniLth 55 riRpreBS 27'00" Uest, a distanco of 70.00 foot'to o paint
of beainninq.
Within Coastal Zone:
Within Appealable Area of Coastal Zone:
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Land Use District within Village:
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No
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ADMINISTRATIVE PERMIT APPLICATION & DISCLOSURE STATEMENT
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3. DESCRIPTION OF PROJECT
Project Name: STARBUCK's COFFEE
Piease provide a complete description of the project proposed for approval under this application. Provide
any details necessary to adequately explain the scope and/or operation of the proposed project. You may
attach additional pages to this application if necessary to explain the project:
THE PROPOSED PROJECT INVOLVES A CONPLETE FACADE inPROVEHENT OF AN EXISTING BUILDING
FORMERLY USED AS A CHIROPRACTIC OFFICE. THE NEU USE UILL BE FOR A RETAIL COFFEE
HOUSE FOR THE "STARBUCK'S COFFEE" ORGANIZATION.
HOST OF THE EXISTING STRUCTURE UILL BE DEOMLISHED UITH THE EXCEPTION OF THE CONCRETE
BLOCK UALLS AND FOUNDATION SYSTEH TO FACILITATE THE NEU CONSTRUCTION NECESSARY TO
ACHIEVE THE "VILLAGE LOOK" DEPICTED IN THE ATTACHPOENTS.
THE EXISTING PARKING AND LANDSCAPING inPROVENENTS UILL REMAIN UNDISTURBED TO PRESERVE
THE INTEGRETY OF THE SITE AND THE ADJACENT ENVIRONHENT.
4. AUTHORIZATION TO INSPECT PROPERTY
In the process of reviewing this application it may be necessary for members of City Staff, Design Review
Board Members, or City Council members to inspect and enter the property that is the subject ofthis
application. 1/we consent to entry onto the subject property for this purpose.
Date: 1/14/97 .
Applicant tl or Owner •
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ADMINISTRATIV^ERMIT APPLICATION & DISCLOSURE STATEMENT 1
5. PROPERTY OWNER INFORMATION/CERTIFICATION
foamo- JEFFREY C RASAK
Mailing Address: 3252 HOLIDAY CT.
LA JOLLA, CA 92037
Daytime Telephone No.: 619-546-8841
List the Names and Addresses of all persons having an ownership interest in the property involved:
N/A
If any person identified above is a corporation or partnership, list the names and addresses of all individuals
owning more than 10% of the shares In the corporation or owning any partnership interest in the
partnership:
N/A
If any person identified above Is a non-profit organization or a trust, list the names and addresses of any
person serving as an officer or director of the non-profit organization or as trustee or beneficiary of the trust:
N/A
Have you had more than $250 worth of business transacted with any member of City Staff, Boards,
Commissions, Committees, and/or Council within the past twelve (12) months? • Yes ^ No
If yes, please Indicate person(s):
Cerlification Statement:
I Certify that 1 am the Legal Owner of the subject property for this application and that all of the above
information is true and correct to the best of my knowledge. This application is submitted with my consent
and 1 agree to accept and abide by any conditions placed on the subject property, including use of buildings,
as a result of approval of this application.
SiQnature^<^l^ Date -7V:^-^7
r CAB^BAD REDEVELOPMENT AGENCY^
ADMINISTRATlVefP^MIT APPUCATION & DISCLOSUl^TATEMENT
6. APPUCANT INFORMATION/CERTIFICATION
t^am^- CONCO CONSTRUCTION
Mailing AHrir^-.^.: P.O. BOX 1582
APPLE VALLEY, CA 92307
Daytime Telephone No.: 619-247-8814
Ust the Names and Addresses of all persons having a financial interest in the application:
NA
If any person identified above is a corporation or partnership, list the n^mes and addresses of all individuals
owning more than 10% of the shares In the corporation or owning any partnership interest in the
partnership:
NA
If any person identified above is a non-profit organization or a trust, list the names and addresses of any
person serving as an officer or director of the non-profit organization or as trustee or beneficiary of the trust:
NA .
Have you had more than $250 worth of business transacted with any member of City Staff, Boards,
Commissions. Committees, and/or Council within the past twelve (12) months? • Yes 12 No
If yes, please indicate person(s):.
Certification Statement
I Certify that I am the Legal Owner's representative and that atl of the above information is true and correct
to the best of my knowledge. I have been authorized by the legal owner of the subject property to submit
this application and I agree to accept and abide by any conditions placed on the subject property, including
use of buildings, as ajesLOU^^ppKw^^ application.
jnature sjs^^'^-^c^ /^^•^'^ 7 Date:
CAB^BAD REDEVELOPMENT AGENCY^
ADMINISTRATIVE IP^MIT APPLICATION & DISCLOSUI^TATEMENT
7. RECEIPT OF APPLICATION
Date Application Received: /-f^.-^l
Application Received by: ^Lyr^c^
Permit No. Assigned^
8. FEES FOR APPLICATION PROCESSING
The following fees shall apply to this application; list type of fee and amount:
$220.00 - Environmental Review
$160.00 - Administrative Redevelopment Permit
$ 50.00 - Public Facilities Fee Agreement
$500.00 - Noticing Deposit
Total Fee(s) required for this application^ ^ ?c7sOO
Date Fee(s) collected by City Staff: H S^-^ 7
Receipt No.: 1G'^^'^
9. ACTION ON THE APPUCATION
The following action has been taken by the Housing and Redevelopment Director on this application:
• Approved subject to conformance wilh plans submitted as part of application, dated
• Approved, with conditions. See conditions noted below.
• Denied. Reason \
Housing and Redevelopment Director Signature: CD Director Initials: Date:
10. CONDITIONS OF APPROVAL (IF APPLICABLE)
EXHIBIT 6
Citv o^^Qjarisbad Housir *^ Vt. Rcii(;'f€!loprnent Department
APPEAL FORM
I (we) appeal the following decision ofthe Housing and Redevelopment Director to the
Design Review Board:
DATE OF APPEAL:
Project Name and Number (or subject of appeal):
Date of Decision/Notice: i^pg-vu 3^
Reason for Appeal of Director Decision: \c^^ "^^^ (ko^c^ ^bolJ
Signature: ^ rU^^r\ (VJ//Kl7X7lMX^
Name: (Please Prints 7T) r<r\v\a. Q r ir^
Address:
Daytime Telephone Number
C3t^T Yjfv^oTHgp- (^'^^lDH£'-P"1he-Srvifti|(3u5i^50uj/>?r7
2965 Roosevelt St.. Ste. B • Carlsbad. CA 92008-2389 • (619) 434-2810/2811 • FAX (619) 720-2037
Citv of CaiTlfSloacI
APPEAL FORM
I (we) appeal the following decision of the Housing and Redevelopment Director to the
Design Review Board:
DATE OF APPEAL
Project Name and Number (or subject of appeal):
STnD^<23>uct=s CQ:Ft==ge: J ^^^-oi
Date of Decision/Notice: ^. V^^l
Reason for Appeal of Director Decision: ^€oeT^C#^T pF»-^^v.M.Cr- r
Sianatury-'"7^?^-'""c-^ ^ H^ g peeT
Name: (Please Print): ^'^^w ^^^l:e^
Address: Qp^^e^^^c^ VcULtfV<fije t)0 ^T€r> 2^1 .
(^tseiS^iM^ Ci^'
Daytime Telephone Numben C^^^ I'h'^O
2965 Roosevelt St, Ste. B • Carlsbad, CA 92008-2389 • (619) 434-2810/2811 • FAX (619) 720-2037 ^
itv of CarF<«^«ad
Housing & Rede^ «kpm^n* Crp rtment
APPEAL FORIVI
I (we) appeal the following decision of the Housing and Redevelopment Director to the
Design Review Board:
DATE OF APPEAL :V////-?7
Project Name and Number (or subject of appeal):
Date of Decision/Notice: ^,
Reason for Appeal of Director Decision: H'J'^j'-<^^'<vvi> Conc«yr\ ivx.c _^(-^ ^ipprc>v<»-t-
Signature: ^^VjO^I^ ^^^^^
Name: (Please Print):.
Address:
Daytime Telephone Numben 1.20'TiHO Or
2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (619) 434-2810/2811 • FAX (619) 720-2037 ^
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Citv of CarlefcE>^ad.
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Housing & Redevelopme 't Hepartrnf^nt
APPEAL FORM ^ o
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I (we) appeal the following decision of the Housing and Redevelopment Director to tl^ 5
Design Review Board: ^ ^
DATE OF APPEAL:
Project Name and Number (or subject of appeal):
Date of Decision/Notice: W^*7
Reason for Appeal of Director Decision: A-TTT^^-C^^-SO
Signature:.
Name: (Please PrirrtjT
Address:'^^'^^^ ^^^^ VJei-^-^^c^x^ "SllXg,, %re.
Daytime Telephone Numben ^"^-^ ^"^^^^X^
2965 Roosevelt St., Ste. B • Carlsbad. CA 92008-2389 • (619) 434-2810/2811 • FAX (619) 720-2037
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Housing & Redevelopment Department
APPEAL FORM
I (we) appeal the following decision ofthe Housing and Redevelopment Director to the
Design Review Board:
DATE OF APPEAL
Project Name and Number (or subject of appeal):
Date of Decision/Notice: ^pg-^u ^. W^*7
Reason for Appeal of Director Decision: § &r /Vrr^Vt^ if^^
Signature: C^^^^^'^f^—^^^5^^
Name: (Please Print): *^^^^fi^<^^v^ 4s
Address: "^^^^ Cf<P---L^^^^iv^ \JItx^^^^^dLsi^ Z-ij
Daytime Telephone Numben^
2965 Roosevelt St., Ste. B • Carisbad, CA 92008-2389 • (619) 434-2810/2811 • FAX (619) 720-2037
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Citv of Carlsbad
Housing & Redevelopment Department
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APPEAL FORM — o
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I (we) appeal the following decision ofthe Housing and Redevelopment Director to t3 5
Design Review Board: *
DATE OF APPEAL 4^//y
Project Name and Number (or subject of appeal):
Date of Decision/Notice: ^^pg-^u ^.
Reason for Appeal of Director Decision: / /f //C
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Signature:.
Name: (Please Prints '^pKi )V<9Y:^P
Address: /;^ ^T^.mU^U /S^/y
Daytime Telephone Number:.
2965 Roosevelt St.. Ste. B • Carisbad, CA 92008-2389 • (619) 434-2810/2811 • F/0( (619) 720-2037
Citv of Carlsbad
Housing & Redevelopment Department
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APPEAL FORM ?
I (we) appeal the following decision of the Housing and Redevelopment Director to tfie ^
Design Review Board: ^ S
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DATE OF APPEAL: V/// /^7^
Project Name and Number (or subject of appeal):
Date of Decision/Notice: A^pg-iu ^. H^*7
Reason for Appeal of Director Decision:
Signature:
Name: (Please Print): (^ML^ [ K-^.^C^ R>0^
Address: ]^2L 12JVA ic^ SM)J> ILlO^^
Daytime Telephone Numben ^/f ^.?(S
2965 Roosevelt St., Ste. B • Carisbad. CA 92008-2389 • (619) 434-2810/2811 • F/0< (619) 720-2037 ^
John Reed M.D.
Board Certified Telephone 760-436-2856/619-605-8673
Anesthesiologist
1326 Rainbow Ridge Lane
Encinitas, CA 92024
To: Director, Housing and Redeveiopment, City of Carlsbad
Re: Appeal of Administrative Pemiit decision, Starbucks Coffee (APR 97-01)
Date: 4/12/97
Members of the Design Review Board,
I am appealing to you to correct the oversights of the Housing and Redevelopment
Director and DENY the request for change in land use from medical office to Coffee
House at 2924 Carlsbad Boulevard. In the following pages I will detail the specific
inadequacies ofthe building and parking design which are blatantly inconsistent with the
Village Master Plan and Design Manual. I will make reference to specific pages in the
Design Manual and the Carlsbad Municipal Code, as well as to correspondence from the
Housing and Redevelopment Department, in detailing these inadequacies. After reviewing
the facts, I am confident you will agree with me that a permit should not issued.
INADEQUATE PARKING SPACE: The proposed change in land use would
increase the parking space requirement to one handicapped space, three regular sized
spaces, and one compact space (Manual pg 6-2). The widths of these spaces are defined
by State Law, the allowance of one compact space per five spaces (20%) is per Carlsbad
Municipal Code. The combined widths of these spaces exceeds the designated space on
the currently submitted plans. As currently designed, starting the parking spaces right at
the building's edge and moving southward to the property's edge, the allocated space is
inadequate to accommodate the required number and type of parking spaces. In
correspondence dated March 31,1997 (Attached), the Housing and Redevelopment
Department stated that the current structure would be partially demolished to decrease the
square footage from approximately 1400 sq. ft. to IOOO sq. ft., so 5 parking spaces are all
that is required. As the building plans clearly show, all reductions in square footage are at
the front of the building to provide a setback, and DO NOT increase available parking
area.
The plans, as submitted and approved, have attempted to comply with parking and
setback requirements by decreasing total floor space, and they have been reviewed by the
Director who concludes that 5 spaces are required, yet the Director has overlooked the
fact that the required parking does not fit onto the subject property. By approving the
Administrative Permit based upon the current design plan, the Director has granted a de
facto variance in parking stall size or number. It is not within the scope of duty for the
Director to grant variances (Manual, chapter 7), and all projects requiring a variance must
request a Minor or Major Redevelopment Permit and therefore be reviewed by this Board.
INADEQUATE SETBACKS: Setback criteria for the subject property are defined in
the Manual (pg 3-23). As submitted and approved, the current plan has absolutely NO
PROVISION for a side setback. Parking would be right up against the building side,
making use of the space next to the building difiicuk to use, as the driver's side door
would open against the building wall. This side of the building is being visually
mcorporated into the front by cutting off the comer of the building and making a diagonal
entrance. The visual prominence of this side of the building is therefore enhanced. The
view of this side of the building is unobstructed for a substantial distance down Carlsbad
Blvd., and is a prominent visual landmark for all Northbound traflBc. The current plan, as
submitted and approved, enhances the aesthetic visual importance ofthe building's side,
but does not enhance its aesthetic value by providing landscaping or open space (as
required by the Manual), between parking area and the building. While setbacks are to be
determined on a case by case basis, the importance of establishing the Village image at this
visually prominent location cannot be overlooked, even for an existing structure.
TRAFFIC: A change in iand use from a medical office to a Coffee House would result in
a greater intensity of use of a curb cut, through a major pedestrian walkway, along
Carlsbad Blvd. between Grand Ave and Carlsbad Village Drive. As stated in the Design
Guidelines ( Manual pg 4-5), curb cuts are to be avoided along major pedestrian areas,
SPECIFICALLY on Carlsbad Blvd. between Grand Avenue and Carlsbad Village Drive.
"Exceptions to the curb cut prohibition may be considered where no other
access to parking is possible or where conflicts are likely to be minimal."
While a medical office, a MAXIMUM of twenty vehicles PER WEEKDAY and
NO VEHICLES on WEEKENDS utilized this curt) cut to visit the office, and conflicts
with pedestrians were likely to be minimal. The San Diego Association of Govemments
survey of traffic pattems and parking utilization estimates that for coffee houses and
similar businesses in San Diego County, an AVERAGE of 325 vehicles will utilize this
curb cut PER WEEKDAY, and that WEEKEND TRAFFIC SHOULD BE EVEN
GREATER. This would create a tremendous source of conflict between pedestrians and
vehicles, a situation which the Manual states is quite clearly and specifically to be
prohibited.
Although the curb cut already exists, its current utilization is within the limits
determined by the design guidelines. By approving the permit request, the Director has
disregarded any need for a traffic impact study, disregarded verbatim guidelines as
setdown in the design manual, and has shown no regard for the safety of pedestrians and
drivers alike. In response to my pointing out this oversight, the Department's response was
to stress that the City's Engineering Department considered Carisbad Blvd. "to be a major
thoroughfare for traffic purposes" and that "The Engineering Department has reviewed the
proposed plan and determined that it has satisfactorily met the various engineering
standards for an existing building. "(Attached)
I do not doubt that the building was buDt to code when erected, however several
calls to the Engineering Department last week made it clear that they were never asked to
evaluate what impact greater utilization of this curb cut, especially in the face of
inadequate parking, would have on the pattem of traffic on "a major thoroughfare" such as
Carlsbad Blvd. I agree with the Engineering Department in describing Carisbad Blvd. as a
"major thoroughfare". Common sense would dictate that conflicts with pedestrians and the
inadequacy of parking in this area would create an intolerable traffic problem affecting
both Carlsbad Blvd. and Carlsbad Village Drive. The guidelines are quite clear here, and
have obviously been completely disregarded.
TRASH: The current design, as submitted and approved, has no provisions for garbage
and refuse storage and disposal. As an existing stmcture, a trash receptacle is not required.
However, per Carlsbad Municipal Code (Section 6, Health and Sanitation) and Coast
Waste Management (the City's designated licensee for transporting garbage) commercial
refuse must be placed in either a commercial type can or a dumpster. The receptacles must
be accessible from the outside and unobstmcted by parking, to allow for pickup. The
receptacle CANNOT be set outside for pickup and then retrieved later. As currently
designed and approved, their does not exist an area designated for garbage storage which
is accessible from the outside. The only access for trash pickup would be from the parking
area, as there is no access to the north side, the rear abuts landscaping on another
property, and trash pick-up is not allowed along the front on Carlsbad Blvd. As currently
designed, the only area accessible would be between the front door and the beginning of
the parking stalls, but no such designation exists. This is of considerable importance as
STARBUCKS only uses disposable containers, and the amount of trash generated daily
will be considerable, and since the trash cannot be stored remotely from the building, it
will have to be removed daily (County Health Code).
Per the Department (Attached)
" the property owner and/or tenant (STARBUCKS) must make appropriate
arrangements to dispose of trash in a manner which does not have a
detrimental impact on surrounding properties. A special condition will be
placed on the permit which will require the property owner and tenant to
dispose of business related trash in an appropriate manner."
As of 4/12/97, no arrangement has been made with any licensed refuse transporter to
agree to pick up on a daily basis " in an appropriate manner". Coast Waste informed me
that without an alleyway access or a remote dumpster, they will be unable to service any
business at this location, especially on a daily basis. Having a garbage truck come through
your parking area daily to pick up another businesss trash would have a negative impact
on the surrounding properties. Without any evidence that a trash collection solution can t>e
reached, and without any evidence that a program is being devdoped with a licensed
refuse transporter, the Director has approved this permit. At best this decision is
premature and should have been made only AFTER an agreement with the surrounding
tenants and Coast Waste had been created and approved by the parties involved.
I feel very strongly that the proposed land use change would have a significant
negative hnpact on the Village and that the Design Manual (juidelines clearly show that
this type of high traffic, high intensity use is inappropriate for this site. I implore you to do
what the Director failed to do; protect the integrity and safety of this unique area's
environment and deny this request for land use change.
Sincerely,
Citv of Carlsbad
Housing & Redevelopment Department
March 31,1997
JOHN REED, M.D
320 SANTA FE DRIVE
ENCINITAS, CA. 92024
RE: STARBUCKS COFFEE, ARP 97-01, CITY OF CARLSBAD
Dear Dr. Reed:
Thank you for your letter dated March 27, 1997 regarding the proposal for a new coffee
house to be located at 2924 Carlsbad Boulevard within the City of Carlsbad. Your
comments are appreciated and your concem for the Carlsbad Village Redevelopment
Area is commendable. I can assure you that staff has taken great care in reviewing the
application submitted by the new ovmer of the property at 2924 Carlsbad Boulevard,
which requests conversion ofthe existing medical office building into a coffee house.
Staff has required redesign of the project several times in order to address the
development standards outlined within the Village Master Plan and Design Manual. Staff
has determined that the project is now consistent with those standards.
To assist you in understanding the Housing and Redevelopment Director's decision, the
following response is provided to the specific development issues you raised within your
correspondence.
Land Use. For the purposes of issuing a land use permit, it is sometimes difficult to
separate business operators from the actual land use. However, the Redevelopment
Agency is legally obligated to review the "land use" proposed by the applicant. We are
not permitted to base our land use decision on the entity who owns the business (e.g.
corporate vs. family owned). However, we can place reasonable conditions on the project
based on operational issues which present a concem to the Redevelopment Agency. The
"land use" proposed is a cojfee house which allows for patrons to purchase coffee "to go"
or to drink at the site. This use is identical to many other coffee houses in the Carlsbad
Village Area. A coffee house is a permitted use for the subject property. Consequently,
the proposed use is consistent with the Village Master Plan and Design Manual.
Trash. A trash receptacle is not required for existing buildings. However, you are correct
in that the property owner and/or tenant (Starbucks) must make appropriate arrangements
to dispose of trash in a manner which does not have a detrimental impact on surroimding
properties. A special condition will be placed on the permit which will require the
property owner and tenant to dispose of business-related trash in an appropriate manner.
Since the property ovmer is ultimately responsible for the trash issue, your concem has
2965 Roosevelt St., Ste. B • Carisbad, CA 92008-2389 • (619) 434-2810/2811 • FAX (619) 720-2037 ^
J. kEED
March 31, 1997
Page 2
been shared with him. It is my understanding that the property ovmer/tenant will work
directly with Coast Waste Management to develop a program to remove trash from the
site as frequently as possible, in a manner which is consistent with other existing
businesses which do not have large trash dumpsters on site.
Parking Requirements. A portion of the existing building on the site will actually be
demolished as part of the proposal submitted by the property owner. The building will be
physically reduced in size from its current 1400 square feet (approximately) to 1000
square feet. As set forth in the Village Master Plan and Design Manual, the parking
requirement for coffee houses (and other quick stop food stores) is 1 space for every 200
square feet of floor space. Therefore, the actual parking requirement for the proposed
coffee house is 5 spaces total. The proposal includes 4 regular parking spaces and 1
handicap parking space; this meets the parking requirement. State regulations require the
property ovmer to provide a handicap space, which is considered a legal parking space for
meeting the on-site parking requirements for the project. Since the property owner is able
to meet the required on-site parking standard for the proposed project, there is no
requirement for the owner to enter into a joint use parking agreement with Village Faire,
or obtain a variance from the City as related to the required parking. The Redevelopment
Agency, however, will place a special condition on the project which requires that
employees of the coffee house use public parking within the Village Redevelopment
Area. The parking on the site must be designated for customers only.
Signage. Although the property owner has shovm signage for the Starbucks Coffee
House on the plans for the administrative redevelopment permit, signage will not be
approved as part of the land use pennit. The property owner or the tenant (Starbucks)
will be required to obtain approval of a separate sign permit from the Redevelopment
Agency/City of Carlsbad before any signs may be placed on the building. The proposed
signs must conform to the requirements of the Village Master Plan and Design Manual
for both type and amount in order to obtain approval from tiie Agency/City. Starbucks
will not be permitted to install an "interior illuminated boxed display sign". Starbucks
may, however, be permitted to have wall signs which provide for individual solid metal
letters, or individual internally illuminated letters made of matte translucent plexiglass
faces and opaque dark metal sides. However, the total amount of signage will be limited
to 1 square foot of signage for each lineal foot of building street frontage.
Traffic and Land Use. Carlsbad Boulevard is considered by the City's Engineering
Department to be a major thoroughfare for traffic purposes. The Village Circulation
System has been established to accommodate heavy traffic for the variety of land uses
which have been deemed appropriate for Carlsbad Boulevard and the Village Area as a
whole. The Engineering Department has reviewed the proposed plan and determined that
it has satisfactorily met the various engineering standards for an existmg building.
J. REED
March 31,1997
Page 3
Permit Type. Per the Village Master Plan and Design Manual, the proposed project
requires an administrative redevelopment permit. The administrative permit can be
approved, conditionally approved or denied by the Housing and Redevelopment Director,
after a comprehensive review to determine whether or not the project meets current
development standards for existing buildings. The Design Review Board reviews appeals
of the Housing and Redevelopment Director's decision and new constmction projects
only. The appropriate permit type has, in fact, been required for the proposed project.
Summarv of Staff Response
As you have done, Carlsbad Redevelopment Agency staff has reviewed the regulations
outlined within the Village Master Plan and Design Manual and applied them to the
proposed project. The property owner has been given no special considerations. The
Housing and Redevelopment Director is granting no variances as part of the
admirustrative redevelopment permit.
Redevelopment Agency staff does have the best interest of the Village in mind when we
review proposed projects and requests for permits. The Village Master Plan and Design
Manual was developed with the assistance of a Citizens Advisory Conmiittee made up of
property and business owners, as well as residents ofthe Village Area. Staff is very proud
of the Village Master Plan and Design Manual and what has been accomplished within
the Village since the Redevelopment Agency was formed in 1981. Please be assured that
staff does not take its responsibility lightly as we implement and enforce the regulations
of the Master Plan document. Ifthe project is approved, staff v^U make an effort to
include conditions which will hopefully address your concems as related to operations.
Thank you again for your comments. If the project is ultimately approved, you will
receive a notice initiating the appeal period. You may appeal the Director's decision to
the Design Review Board, if you are not satisfied with the responses provided witiiin this
correspondence.
Sincerely,
DEBBIE FOUNTAIN
Senior Management Analyst
9 ROSE ENTERPRISES ^
H&atthcaTB Business Analysts
Telephone 760-414-2990 Fax 760-632-8398 I
April, 14.1997
Dear Design Review Board Member,
Today numerous protest appeals and a protest petition with hundreds signatures were
submitted to the Director of Housing and Redevelopment,. We are seeking a reversal of
the Director's decision to approve a change in land use at 2924 Carlsbad Blvd. and grant a
permit to Starbucks, (ARP-97-01).
We are confident that the Design Review Board will acknowledge the obstacles and come
to a just decision in the best interest of the Carlsbad Village area. Following are the
concems we feel the city has overlooked.
• Using all paper products Starbucks generates tons of trash, thus an agreement for
waste containment and removal is imperative, a promise to secure an agreement in not
sufficient. According to Coast Waste officials we spoke to April 8 " We have no
arrangement with anyone at 2924 Carlsbad Blvd ...waste removal from that
property is impossible due to access problems. We caimot pick-up from Carlsbad
Blvd., alley access in the only way...there is NO alley at this location." If Starbucks
was able to find another waste removal company they would still have the problem of
where to put the trash receptacle. The only place is in one of the 5 parking spaces
taking up a mmimum of 20 sq ft of a 170 sq ft parking space.
• According to the plan blueprints for the proposed Starbucks the total parking space
required by law is 3 inches short. The city has overlooked inadequate parking in the
past which has created parking and traffic problems in this area. Another like variance
will only compound the existing problems.
• SANDAG estimates Starbucks will bring in 375 cars per day, 37.5 cars per hour. That
is 10 cars everylS minutes using 4 parking spaces. Since it takes 4 min. to pull in
and park-6min to order make and pay for a coffee drink- 5 min to pull out and exit the
parking lot that leaves 6 cars every 15 min looking for parking in the overburdened
Village Fair Parking lot. This area of Carlsbad Blvd. is designated a "major high
pedestrian walkway" in the Village Master Plan. This "walkway" will experience 1000
intermptions a day-100 per hour crossing the "pedestrian walkway" - by the cars
looking for parking. These numbers of course do not include the cars currently
utilizing that one driveway entry to the parking lot on Carlsbad Blvd. We believe the
City Engineering Department needs to reconsider it's determination as "satisfactorily
meeting standards".
According to Rick Silverman, leasing agent for the property, "I get at least 15 calls a week
about leasing this property...the owner of the property yill completely remodel the
building, inside and out, regardless of who leases the property." Mr. Silverman also said,
"...we would prefer a business like a medical office." We agree with this sentiment. The
previous tenet, a chiropractic practice, was a compatible business being closed at the
Village Fare's peek hours..weekends, holidays and summer evenings.
Obviously, 2924 Carlsbad Blvd. in inappropriate and inadequate for Starbucks.
There are many other, better suited properties in Carlsbad. Areas in the Village where 375
additional vehicles would be welcomed, where there is alley access for trash removal, and
where the major Pedestrian walkway will not be rendered unusable.
Sincerely,
Teri Gardner-Reed
cc: Bill Compas
Peggy Savary
Kim Welshols
Larry Scheer
Debbie Fountam, Housing and Redevelopment
Ron Ball, City Attomey
Marty Orenyak, Community Development Director
Ray Patchett, City Manager
\ • npmsinoN lo im PROPOSED "QUICK STOP FOOD STORE*' ^\fvfi^c\e^S
I, as a patron ofCarlsbad Vi^|e businesses, r (Ih' jll lliMI ( ^l.nil^t' ill "land use" at
2924 Carlshad Blvd. from a Medical office to a "quick Stop food Storc" in an area known as a "major
pedestrian area". i
As stated in the Village Master Plan and Manual, conflicts between pedestrians and vehicles must be
minimized. The proposed change in land use would create a major conflict.
Vehicle parking and access is currently inadequate. Increasing land use intensity to a high traffic use is
inappropriate for the site and inconsistent with the Master Plan,
SANDAG estimates an additional 375 cars per day using 4 parking spares and 1
handicap space, thafs an additional 37 cars per hour crossing a major pedestrian
walkway. It is physically impossible for these cars to access and use the proposed parking
in a safe and effective manner.
The resultant traffic jam will create a hazard for pedestrians and block traffic along Carlsbad Blvd. and
Carlsbad Village Dr.
We find this Unacceptable.
NAME , ^ ADDRESS /f
3.r\c;0\e^ 7Am (7^^
fffffWH. «- ft-UenS"^ -M^
8. y/ -i.fDniliLrUn
10. y^f^^^J f^i>Cr77^^ /(>^^^^ ^fy7-M^ JJ^ fwTTTi^^f^
13. '/MlcM^^ HuUL.
its- VOP
'7^ "^^^^^f^ 77/)^M
2 ( Vr^thcL C/ni7'ie^of
^/ Yeja.r7f73
^c,^ - WiuWvi fv-Sj^v/Uci ^ ^^^^
'\j^^^^Q<^nimf^
f ^ ^^^^
I ^OPPOSITION TO THE PRm^SED ''QUICKSTOP FOOD STOI^ SXTc^C^Ct^S
I, as a patron of Carlsbad Vilip businesses, oppose the proposed^ange in "land use**
2924 Carlsbad Blvd. from a Medical office to a **quick stop food store" in an area known as a "major
pedestrian area".
As stated in the Village Master Plan and Manual, conflicts between pedestrians and vehicles must be
minimized. The proposed change in land use would create a major conflict.
Vehicle parking and access is currently inadequate. Increasing land use intensity to a high traffic use is
inappropriate for the site and inconsistent with the Master Plan.
SANDAG estimates an additional 375 cars per day using 4 parking spaces and 1
handicap space, thaf s an additional 37 cars per hour crossing a major pedestrian
walkway. It is physicaUy impossible for these cars to access and use the proposed parking
in a safe and effective manner
The resultant traffic jam will create a hazard for pedestrians and block traffic along Carlsbad Blvd. and
Carlsbad Village Dr
We find this Unacceptable.
NAME i I rwi^ixjuijK? ADDRESS
^
3.A}J(i^/r ^i^^er^ 4t^cS fcTM 2)J^ ^
6. ( o i^iTi t y ^- >J7KI ^^A,U: ^3-
9. KtrA7'^F^tv^^:^;'0 Q<-^^r^Sir^
10.
II
J—, ^ „ /f V 71 j; 12-1^ -^Klc/fA^yf,[ftiM^ noo?, i^E!
'QTilHl % \\j^\h\X \k\^.\H- ^nnr^K^jp^^ 14.
15.
npposmoN TO THE PROSED "QUICKSTOP FOOD STOM" ST>-eJ2.oc%:-^
I, as a patron ofCarlsbad \Wlte businesses, oppose the propos^rhange in "land use" af
2924 Carlsbad Blvd. from a Medical office to a "quick stop food store" in an area knovm as a "major
pedestrian area".
As stated in the Village Master Plan and Manual, conflicts between pedestrians and vehicles must be
minimized. The proposed change in land use would create a major conflict.
Vehicle parking and access is currently inadequate. Increasing land use intensity to a high traffic use is
inappropriate for the site and inconsistent with the Master Plan.
SANDAG estimates an additional 375 cars per day using 4 parking spaces and 1
handicap space, that's an additional 37 cars per hour crossing a major pedestrian
walkway. It is physically impossible for these cars to access and use the proposed parking
in a safe and effective manner.
The resultant traffic jam will create a hazard for pedestrians and block traffic along Carlsbad Blvd. and
Carlsbad Village Dr.
We find this Unacceptable.
NAME ADDRESS SIGNATURE
^//^ ^,-/^ d/^
6.^
8. /^/. A^^J SA3 /}. \JJ/C3H ft-^^ iuii.Jc^
/
I. t2-
7>. ^^.^ 2. hVA(^ir UXC-fjfMnJi Cad-^h^A
r2 L r
OPPOSmON TO THE PR(^SFn "QUICKSTOP FOOD STOROL STO^B<JCJ^^
I, as a patron ofCarlsbad Vill^businesses, oppose the proposedWange in "land use" at
2924 Carlsbad Blvd. from a Medical office to a "quick stop food store" in an area known as a "major
pedestrian area".
As stated in the Village Master Plan and Manual, conflicts between pedestrians and vehicles must be
minimized. The proposed change in land use would create a major conflict.
Vehicle parking and access is currentiy inadequate. Increasing land use intensity to a high traffic use is
inappropriate for the site and inconsistent with the Master Plan.
SANDAG estimates an additional 375 cars per day using 4 parking spaces and 1
handicap space, that's an additional 37 cars per hour crossing a major pedestrian
walkway. It is physically impossible for these cars to access and use the proposed parking
in a safe and effective manner.
The resultant traffic jam will create a hazard for pedestrians and block traffic along Carlsbad Blvd. and
Carlsbad Village Dr.
We find this Unacceptable.
NAME ADDRESS
3.
V
4. /Sv^.M '7-'
5. /l/;7o(7' Pftev\ ^m^/ ror/7~7).
6. (^^'^AA A-y A/-
- . y ' 7^/
M-
9. tse^kil U'oc...«nJhLi-( ^<i:(;7} ff^CL hJr f(:>-'<kc , '~^/>^.'7^7,7v/i'^ 77/.^^
(4A,^' ^HiX^' 1)^31^-rr-^Hsr>,rft WLKI ^ 10. -
14. ./'X LpRIM^il
OPPOSmON TO THE PROPOSED "QUICK STOP FOOD STOI^ STPH^OC^5
I, as a patron of Carlsbad Vill^ businesses, oppose the proposecWiange in "land use"
2924 Carlshad Blvd. from a Medical office to a "quick stop food store" in an area ki^own as a "major
pedestrian area".
As stated in the Village Master Plan and Manual, conflicts between pedestrians and vehicles must be
minimized. The proposed change in land use would create a major conffict.
Vehicle parking and access is currently inadequate. Increasing land use intensity to a high traffic use is
inappropriate for the site and inconsistent with the Master Plan.
SANDAG estimates an additional 375 cars per day using 4 parking spaces and 1
handicap space, that's an additional 37 cars per hour crossing a major pedestrian
walkway. It is physically impossible for these cars to access and use the proposed parking
in a safe and effective manner.
The resultant traffic jam will create a hazard for pedestrians and block traffic along Carlsbad Blvd. and
Carlsbad Village Dr.
We find this Unacceptable.
NAME ADDRESS : :i,v^.^ SIGNATURE
3. V/?// km 77-1 it?/!<u/p. mv 1^. rAfXhTF ^ T^U -^•/71~
4. 4-L
r l./^/t^t ni^tThJ^ftJ 7U:^C7j^r.7ri>U.u7i77=^l^t€ 1 ^7
Z.^IMXA^UJIA^ minl^juaj [)7i^rji-m3 i^tijutozs^
13. V [/
npposmoN TO THE PI^OSED "QUICKSTOP FOOD STOW' SlSyKb. (cfe
businesses, oppose the proposgMbj I, as a patron of Carlsbad ViJI^e businesses, oppose the propos^lhange in "land use" at
2924 Carlsbad Blvd. from a Medical office to a "quick Stop fQ0<^ Store" in an area known as a "major
pedestrian area".
As stated in the Village Master Plan and Manual, conflicts between pedestrians and vehicles must be
minimized. The proposed change in land use would create a major conflict.
Vehicle parking and access is currently inadequate. Increasing land use intensity to a high traffic use is
inappropriate for the site and inconsistent with the Master Plan.
SANDAG estimates an additional 375 cars per day using 4 parking spaces and 1
handicap space, that's an additional 37 cars per hour crossing a major pedestrian
walkway. It is physically impossible for these cars to access and use the proposed parking
in a safe and effective manner.
The resultant traffic jam will create a hazard for pedestrians and block traffic along Carlsbad Blvd. and
Carlsbad Village Dr.
We find this Unacceptable.
NAME ADDRKSS
1. /iiu(.(c#\-Qv.W^u mjQu*x.6u\lx{^ri-
STGNATTIRF,
'7
7. - ^ iU^^ ^C^: . '-^7^ 37111 0\ ^ Psr-^^cTi '''7i:y^.^7.^ Cf'C:^
I—^
8. /. ^ rf/J C i~-^^- rz
9. SASAI^ (^. JUXJ^^ '^0^7R l^O/t^
^
12.. 'pr/f^-'Kk/ Qp/o L^S<{oB7^
14. ( J^MLAULA
r 99 f
ppPOSmON TO THE Pf^OSED "QUICK STOP FOOD STO^ S^^~N2^ C^f-^
I, as a patron of Carlsbad Vilje businesses, opp^s^ fbff prnpnseWh^nge In "land use" i\\
?924 Carlsbad Blvd. from a Medical'office to a "quick Stop food Store" in an area known as a "major
pedestrian area".
As stated in the Village Master Plan and Manual, conflicts between pedestrians and vehicles must be
minimized. The proposed change in land use would create a major conflict.
Vehicle parking and access is currently inadequate. Increasing land use intensity to a high traffic use is
inappropriate for the site and inconsistent with the Master Plan.
SANDAG estimates an additional 375 cars per day using 4 parking spaces and 1
handicap space, that's an additional 37 cars per hour crossing a major pedestrian
walkway. It is physically impossible for these cars to access and use the proposed parking
in a safe and effective manner.
The resultant traffic jam will create a hazard for pedestrians and block traffic along Carlsbad Blvd. and
Carlsbad Village Dr.
_^ . / We find this Unacceptable
^AMt\ !\ ADDRFS.*; SION ATT IRK A A
1. :^M'u^r])-,^.. ^(^jicL-L>.rr.. -ti . 7'rUu Hln,:^JL.y.
C_7^
4. C^r^r?
a
6. e^j C c n 9 l\
8. 1>Ef\i\j Ky^W /-/f .^ BA(A/toy) .A;r,.8.rAA^A/^^' ^//^
7^ f f',\t'-.fCt 77
1- ^f,m-'f .H .7.7^ -3
7^^
2. Ubc^c^^yg^^^ 9
(:^/.,p i,.T^^^ <'7.Qj-s-s'i.'ii ilr^^^
OPPOSITION TO THE PROPOSED "QUICKSTOP FOOD STORE'' oTjf\KpUC[C5
I, as a patron of Carlsbad VlJ|e businesses, npp(li(' (IM imijMril ^lillll^l' III "land use" at
2924 Carisbad Blvd. from a Medical office to a "quick stop food store" in an area known as a "m;»jnr
pedestrian area". i
As stated in the Village Master Plan and Manual, conflicts between pedestrians and vehicles must be
minimized. The proposed change in land use would create a major conflict.
Vehicle parking and access is currently inadMuatfiJticreasing land use intensity to a high traffic use is
inappropriate for the site and inconsistent with the(lCfaster Plan.
SANDAG estimates an additional J^T^THTTper day using 4 parking spaces and !
handicap space, that's an additional 37 cars per hour crossing a major pedestrian
walkway. It is physically impossible for these cars to access and use the propo.sed parking
in a safe and effective manner.
The resultant traffic jam will create a hazard for pedestrians and block traffic along Carlsbad Blvd. and
Carlsbad Village Dr. ^Il'/^,/J_ K
^ , , We find thisIJnarreptable - Abs<^/u^e/y ^LV 7-^^^^^
NAME ADDRESS cmMATimF rt^^
9M-(.
3. Ljy-a' p7€5fv7\
(^'<a.^^^.S^-.cl^j^'^
14. yv7/c^q^ /,/ ^k)7;iiL /^/c^^fi z^or^M-^i^ "^n^mfmu
OPPOSITION TO THE PROPOSED "QUICK STOP FOOD STORE"
I, as a patron of Carlsbad businesses, lliipil i( [||( jii iipn ii ||ihange in "land use" at
2924 Carlsbad Blvd. from a Medical office to a "quick stop food store" in an area known as a "major
pedestrian area".
As stated in the Village Master Plan and Manual, conflicts between pedestrians and vehicles must be
minimized. The proposed change in land use would create a major conflict.
Vehicle parking and access is currently inadequate. Increasing land use intensity to a high traffic use is
inappropriate for the site and inconsistent with the Master Plan.
SANDAG estimates an additional 375 cars per day using 4 parking spaces and 1
handicap space, that's an additional 37 cars per hour crossing a m^or pedestrian
walkway. It is physically impossible for these cars to access and use the proposed parking
in a safe and effective mannen
The resultant traffic jam wiU create a hazard for pedestrians and block traffic along Carlsbad Blvd. and
Carlsbad Village Dr.
We find this Unacceptable.
NAME ApURESS SIGNATURE
3 2>3>t>j^ogS^-reia,/ \C{,{h
5 3.J^
7K C^flfAe^tio^ S7
9. '7^ay.,^., 7. '7_^^ Xoof-i Q.y^<H.._..-^.. f^..,/,^o r/)
14. .J^nAis I <;i/^ 7jU/n<a.<i7c^p IA %7^^ ?10S3>
^..\^ n \ opposmoN TO THE PI^OSED "QUICK STOP FOOD STO
I, as a patron of Carlsbad Viilue businesses, oppose the propos
2924 Carlsbad Blvd. from a Medical office to a "quick stop food store" in an area known as a "major
pedestrian area".
As stated in the Village Master Plan and Manual, conflicts between pedestrians and vehicles must be
minimized. The proposed change in land use would create a major conflict.
Vehicle parking and access is currently inadequate. Increasing land use intensity to a high traffic use is
inappropriate for the site and inconsistent with the Master Plan.
SANDAG estimates an additional 375 cars per day using 4 parking spaces and 1
handicap space, that's an additional 37 cars per hour crossing a major pedestrian
walkway. It is physically impossible for these cars to access and use the proposed parking
in a safe and effective manner.
The resultant traffic jam will create a hazard for pedestrians and block traffic along Carlsbad Blvd. and
Carlsbad Village Dr.
We find this Unacceptable.
NAME ADDRESS . SIGN
0 lCio7yUrM7tr,^ %^i7yt
(jiJiy \4^^^ooI-i^o ^i) ^r7o
6. - y^t^tuf NI^^
^2-/ /
7:)£fc f^J::.At. r'^'yj.k/r y>L^^
10. AMA. s^enojgi ^eyrf\or\uj.U
11. CeX'-r^e. ^Jg^vT-^
13. \jfsi{c\ trKv\ftct:
14. tS-i^is^i^ (..(vicS
OPPOSmON TO THE PROPOSED "QUICKSTOP FOOD STQEEI ^ V
I, as a patron of Carlsbad Vi^e businesses, 0|)[Kli( (IM* |)MI|MI ii(||||lilll|'l ill "land use" at
2924 Carlsbad Blvd. from a Medical office to a "quick stop food store" in an area known as a "major
pedestrian area".
As stated in the Village Master Plan and Manual, conflicts between pedestrians and vehicles must be
minimized. The proposed change in land use would create a major conflict.
Vehicle parking and access is currently inadequate. Increasing land use intensity to a high traffic use is
inappropriate for the site and inconsistent with the Master Plan.
SANDAG estimates an additional 375 cars per day using 4 parking spaces and 1
handicap space, that's an additional 37 cars per hour crossing a major pedestrian
walkway. It is physically impossible for these cars to access and use the proposed parking
in a safe and effective manner.
The resuhant traffic jam wiU create a hazard for pedestrians and block traffic along Carlsbad Blvd. and
Carlsbad Village Dr.
We find this Unacceptable.
NAMK ADDRESS QD
3.,/^^1/i^^^^ ^^J/fu^Cr 7/1,(^7^ /7kL/A
^•77^-J.7ji77u^cj <^.i/7 /Jf.<^c^A( (/Ja</ ;XJC^LIS77^U^_
^ (J7,O7^]^ 7J6^^^^ v/r > -
7 n<-\
^:c^A/f ^ 7^ / / ^
>^.'v-^ ^KI7C<K
6
4. ftrm/»fi^ ij.^u 7.^^ \n^?mw
^^^ffPP^srnoN TO THE PROPOSED "QUICKSTOP FOOD STORE" oTI\P^\j)C^^
I, as a patron of Carlsbad V^e businesses, oppose th< [mgrn i ^j^li iii^^i' in "land use" at
2924 Carlsbad Blvd. from a Medical office to a "quick Stop food Store" in an area known as a "major
pedestrian area".
As stated in the Village Master Plan and Manual, confficts between pedestrians and vehicles must be
minimized. The proposed change in land use would create a major conflict.
Vehicle parking and access is currently inadequate. Increasing land use intensity to a high traffic use is
inappropriate for the site and inconsistent with the Master Plan.
SANDAG estimates an additional 375 cars per day using 4 parking spaces and 1
handicap space, that's an additional 37 cars per hour crossing a major pedestrian
walkway. It is physically impossible for these cars to access and use the proposed parking
in a safe and effective manner.
The resultant traffic jam will create a hazard for pedestrians and block traffic along Carisbad Blvd. and
Carlsbad Village Dr.
We find this Unacceptable
NAME ADDRESS SIGNATURE ^^;z::f==^
^'^fhr/ni- f<itrf>7ie. i^G7r/<2r<r Cr^T^tO^^L (/^^ir., Ci ^lo^Y
^
3. 7^nrv2n7h ('-nllanhoy^ ^220 T-innmiKx^^ ryr Cntl^^f/ir Tr^noikS^
('OiUhcu. en .-n^-^ /) //
6. T>Ae&Av»*5^
PACT Mfg. Pxwhbarl\/illa^Or.*ii^i ta/^
8. <;%.L (.. m.^ w 77rr.. 7. UJ//? ^z^^
•7
1. C^LO-K COt^^OiO (pol
^^^^jpPOSmON TO THE PROPOSED "QUICK STOP FOOD STORE" ^nTW^OOC-P^S
I, as a patron ofCarlsbad Vill^l businesses, oppose the \\\ii[ I^ange in "land use" at
2924 Carlsbad Blvd. from a Medical office to a "quick Stop food Store" in an area known as a "major
pedestrian area".
As stated in the Village Master Plan and Manual, conflicts between pedestrians and vehicles must be
minimized. The proposed change in land use would create a major conflict.
Vehicle parking and access is currently inadequate. Increasing land use intensity to a high traffic use is
inappropriate for the site and inconsistent with the Master Plan.
SANDAG estimates an additional 375 cars per day using 4 parking spaces and 1
handicap space, thaf s an additional 37 cars per hour crossing a major pedestrian
walkway. It is physically impossible for these cars to access and use the proposed parking
in a safe and effective manner.
The resultant traffic jam will create a hazard for pedestrians and block traffic along Carlsbad Blvd. and
Carlsbad Village Dr.
We find this Unacceptable.
NAftJiE^ ^ ADDRESS ^ SIgNATURE.
7. fe'Te fjuTrffllc ^C:i.C/hu\'ifiUsn C^7r/Ui^/!U^
\7r^^;^:!^^^~7|y o'i^rfe^
14. ix.nr) mAfy v./jj h()x i\7>i (Ywmm:^irhi. IP777WII
M ^ ^ nPPOSmON TO THE PROPOSED "QUICKSTOP FOOD STORE" .SUVw{2_e,UCY=§
I, as a patron ofCarlsbad Vifi|e businesses, oppose the propose^hange in "land use" nt
2924 Carlshad Blvd. from a Medical office tb a "quick stop food store" in an area known as a "major
pedestrian area".
As stated m the Village Master Plan and Manual, conflicts between pedestrians and vehicles must be
minimized. The proposed change in land use would create a major conflict.
Vehicle parking and access is currently inadequate. Increasing land use intensity to a high traffic use is
inappropriate for the site and inconsistent with the Master Plan.
SANDAG estimates an additional 375 cars per day using 4 parking spaces and t
handicap space, that's an additional 37 cars per hour crossing a major pedestrian
walkway. It is physically impossible for these cars to access and use the proposed parking
in a safe and effective manner.
The resultant traffic jam will create a hazard for pedestrians and block traffic along Carlsbad Blvd. and
Carlsbad Village Dr.
We find this Unacceptable.
NAME ADDRESS SIGNATURE
2.
S. rr^y ^Ae/.v H^JSn /^I'^C. l^'FS50 C..,.TCI^ ^.^^QZ/UX
10.
11. /^liitii^
12. \><^^ytrrj'TCU^.J^ 7 Iuf ^TA^^(fd^.
13. (Vz.^^
T OPPOSmON TO THF PRQ^SED "QUICKSTOP FOOD STOl^ ^H^Cf^^OC^S
I, as a patron ofCarlsbad Vill^ businesses, oppose the propose<^mange in "land use"
2924 Carlsbad Blvd. fi^om a Medical office to a "quick Stop food Store" in an area known as a "major
pedestrian area".
As stated in the Village Master Plan and Manual, conflicts between pedestrians and vehicles must be
minimized. The proposed change in land use would create a major conflict.
Vehicle parking and access is currently inadequate. Increasing land use intensity to a high traffic use is
inappropriate for the site and inconsistent with the Master Plan.
SANDAG estimates an additional 375 cars per day using 4 parking spaces and 1
handicap space, thaf s an additional 37 cars per hour crossing a major pedestrian
walkway. It is physically impossible for these cars to access and use the proposed parking
in a safe and effective manner.
The resultant traffic jam will create a hazard for pedestrians and block traffic along Carlsbad Blvd. and
Carlsbad Village Dr. ---"V^
We find this Unacceptable. ^
SIGN NAME ADDRESS
2.0^Jlf\j^jti^.Vy Sr\Mk. Si^fffr^cyi St. /jTbtfifiAAyif
r 4
7. r7ic <: C-y.-'-.
''7T^.
8. /, 9^ ^^^7L7y?cr>
9. /t?/^Hr/^-^a.Dg
P.Q(^/<ih7^r/ ^79- ^^nn^
'71 \hr-c:pr:j w -i
10. \^^<^< 5/-^^/^ 1?>T>7 x^m^
/\A7 7>/^ rtX. ^7^^^V
13. Cc-/^\Bv:c>vr 7 •
14. ^"\aA\a Av.vv^--
OPPOSITION TO THE PROPOSED "QUICK STOP FOOD STORE''
1, as a patron of Carisbad \^ge businesses, (ipjMf i< lh( jll (!lMI'i(^llillHinil "land use" at
2924 Carlsbad Blvd. from a Medical office to a "quick Stop food Store" in an area known as a "major
pedestrian area", i
As stated in the Village Master Plan and Manual, conflicts between pedestrians and vehicles must be
minimized. The proposed change in land use would create a major conflict.
Vehicle parking and access is currently inadequate. Increasing land use intensity to a high traffic use is
inappropriate for the site and inconsistent with the Master Plan.
SANDAG estimates an additional 375 cars per day using 4 parking spaces and 1
handicap space, thaf s an additional 37 cars per hour crossing a major pedestrian
walkway. It is physically impossible for these cars to access and use the proposed parking
in a safe and effective manner.
The resultant traffic jam will create a hazard for pedestrians and block traffic along Carlsbad Blvd. and
Carlsbad Village Dr.
Wefind this Unacceptable.
\ ^IvAME'Ti iXASissi
2. j^ajnt-.<. ^/^/:^^^r.^//77--J
6. ^^^r^^r/ ^S^l Cof^jr7^^'T>r> PI. Oceoy}^iU ^ %2^'
7. (c£o^B^JM^^<^ '^0^ TVt.Jt^. C^27^P. C^. ^/A?/ ; cy^j^,^^^
10.
11
12.
13.
14.
OPPOSmON TO THE PRMOSFD "QUICK STOP FOOD STOI^ ^IM/H-V3^C(===S
' I, as a patron of Carlsbad Vil"e businesses, oppose the proposed^ange in "land use" a^
2924 Carlsbad Blvd. from a Medical office to a "quick stop food store" in an area known as a "major
pedestrian area".
As stated in the Village Master Plan and Manual, conflicts between pedestrians and vehicles must be
minimized. The proposed change in land use would create a major conflict.
Vehicle parking and access is currently inadequate. Increasing land use mtensity to a high traffic use is
inappropriate for the site and inconsistent with the Master Plan.
SANDAG estimates an additional 375 cars per day using 4 parking spaces and 1
handicap space, thaf s an additional 37 cars per hour crossing a major pedestrian
walkway. It is physically impossible for these cars to access and use the proposed parking
in a safe and effective manner.
The resultant traffic jam will create a hazard for pedestrians and block traffic along Carlsbad Blvd. and
Carlsbad Village Dr.
We find this Unacceptable.
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HPR 16 '97 09:27(qM STARBUCKS R.E./CONSTRUCTION
SistMdcs Cflftaa Cwnpany
Southwest Zone Office
17700 N«wtiope Street, Suite 200
Fountain Valley, CA 92708
714/424-1900
Fax: 714/424-1919
Fax: 714/424-1920 Store Development
EXHIBIT 7
April 16,1997
Via Fax: (760)720-2037
Ms. Debbie Fountain
City ofCarlsbad
l-Iousing and Redevelopment Department
2965 Roosevelt Street, Suite B
Carlsbad, CA 92008
RE; PermitNo. ARP 97-01
Dear Ms. Fountain:
[ would appreciate thc Design Review Board's consideration of the following in response
to the appeals filed to the Director's decision on the above referenced permit:
Parking: Contrary to thc appeals filed, restriping the parking bt does yield the five
required parking spaces pursuant to code; the parking lot consists of 4?g" of lineal feet
which will accommodate one (14' wide) handicapped space, three (8.5' wide) regular
spaces and one (8' wide) compact space or altematively one handicapped, two regular
and two compact spaces.
The parking demand generated by our customers is at its peak in the morning (between
7am and 9am) before many businesses are open and would be accommodated without
difficulty in the area During the remainder ofthe day and evening, parking demand is
much lower since most of our customers are those who work, shop, dine or Uve in the
area and who have already parked their vehicles for other purposes
Traffic Generation: The impact of this project on traffic is minimal since it involves
the reuse of an existing building and does not involve new building construction; traffic
already has been reduced in thc area through the closure of the chiropractic office and the
net result will not be a significant amount of new traffic.
APR 16 '97 09:28AM STARBUCKS R.E./CONSTRUCTION P. 3/4
S«.bucks denves ti.e majonty of its business from —^^^^^^^^^
atea for other purposes and is not independently a large J™''^ ""^
customers will park for other purposes and will combme their *<>PP«fc ™
reaeational and leisure activrties and patronage of other busmesses »° «^
swre. Less than 30»/. of our business, primarily in the early monimg bours, w.11 mvoive
specific trips to our stoie.
Tmh DisDosal: Statbucks is committed to a role of environmental leadership in all
ft^ ofTblsiness. Store operations personnel prioritize store maimenance. recyclmg
anTcolct penodic "^nsweeps" to coUect trash from adjacent property'.
Sent spaee exiSwithineach store to accomrnodate thesm^^^^^^
trash containers and arrangements are typically made with the local *sP°sal setviw as
Tstropeningdatc nears. However, Coast Management has been comac«dandtrash
generated Uuou^ store operations is not envisioned to exceed fte six contamers per
pick-up five times per week local limitation.
Neighborhood CompatibiUty: Sterling Development Corporation's plans to Wade a"d
renovate this vacant, neglected property will **r Ht'SS-s"lo^
the downtown area while making a positive contnbuUon toward the Ci^s prop^
values and taxbase. Sterling and its architects have worked closely with Crty steff to
design a high-quality, unique development which Starbucks is excited about the
op^^t to join Similarly, Starbucks has custom-designed its store to reflect the
uiique ch^cteristics of the neighborhood and to serve as a contemporao' gathenng
place and backdrop for our coffee and merchandise selection.
Although we realize that it is beyond the Design Review Board's scope °f'<^^\
Starbucks co-exists with many locally-owned coffee bars m tnar^ communities includmg
Twntown Del Mar. U.iolla and San Diego's Hillcrest neighborhood. We have found
Se™ areness of and enthusiasm for coffee is elevated in neighborhoods m which we
enter throu#i onr education of customers and sale of coffee beans, eqmpment and
accessories fbr brewing coffee drinks at home.
Starbucks also is dedicated to supporting the commuiiities in whteh ^J^^^f
contributes to a variety of organizations benefiting children's
environmental awareiss. the arts and community cultural events. Our WcaUy
emplov local residents who are empowered to participate m their own neighborhoods and
frequently donate coffee to local non-profit organizations.
fi^R 16 '97 09:28ftM STARBUCKS R. E./CONSTRUCTION P. 4/4
I would appreciate it if you would convey these comments to thc Desi^ Review Board
foTttet^nsT^^^^^^ and respectively urge the Board to uphold the Director's decision
to approve this project without delay.
Sincerely,
STARBUCKS COFFEE COMPANY
Steven A. Ishino
Real Estate Manager
Southwest Zone
1200 ELM AVENUE
CARLSBAD, CALIFORNIA 92008
Office of ttie City Clerk
TELEPHONE
(619) 434-2808
(Etto 0f (EarlHhab
DATE: June 9, 1997
TO:
FROM:
RE:
Debbie Fountain, Redevelopment Dept.
Bobbie Hoder, Planning Dept.
Karen Kundtz
Denial of RP/CDP 97-1 - Conversion of Medical Office to Coffee House
THE ABOVE ITEM HAS BEEN APPEALED TO THE CKKPTOQOt^Om HOUSING & RED. COMMISSION
According to the Municipal Code, appeals must be heard by the City Council
within 30 days of the date that the appeal was filed. (REMINDER: The item
will not be noticed in the newspaper until the agenda bill is signed off by
all parties.)
Please process this item in accordance with the procedures contained in the
Agenda Bill Preparation Manual. If you have any questions, please call.
Tlie appeal of the above matter should be scheduled for the City Council
Meeting of .
Signature Date
tl^itv of Cftrlsbad
Housing & Redevelopment Department
APPEAL FORM
I (We) appeal the foilowing decision ofthe Design Review Bo^rd to the Housing and
Redevelopnnent Commission:
Denial of RP/CDP 97-01 - Conversion of Medical Office to Coffee House
D&te of Decision you are appealing: Mav 29,1997
Subject of Appeal:
BE SPECIFIC. Examples: If a project has multiple elements, (such as a Negative
Declaration, Sign Permit, Variance, etc.) please Hst them all. If you only want to appea!
a part of the whole action, please state so below.
Qn Mav 29. 1997 . the Design Review Board considered mv request for a minor
redevelopment/ coastal deveiopment permit to convert an existinq medical office to a
coffee house at 2924 Carlsbad Boulevard. The Board had oniv three members who
could vote. Board Memiber Savary v>/as not present due to an illness in the familv and
Board Member Marquez had a confiict of interest. The vote was 2 to 1 to approve the
project, with Members Compasland Scheer votina ves. Member Wetshons voted no
because the Board did not have the authoritv to change the Darkino requirement for the
proiect at a later dale if it was determined that the project was causing a parking
problem. The 2-1 vote required a continuance to a date when member Savarv could be
present. Although 1 am confident that mv proiect application would have ultimately been
approved with a 3 to 1 vote, the loss in timing creates a financial hardship for m_e.
Therefore. 1 reauested that the Board denv the project to allow me to directiv appeal to
the Housing a nd Redevelopment Commission for consideration and a final decisional
29o"5 Rooseveit St . Ste. B'»'C3r.sbad."CA 9200y-2369 • 'CVji 434-2810'-£»8 1 \ • FAX 16 19; 720-2037
felt this was the best approach because I have alreadv been operating under the
assumption that the decision of the Board to approve the project vvould have been
appealed to the Commission at a later date. The Board's decision to denv at my
reguest will save me some time. The Board denied the proiect on the grounds that it
was not consistent with the Village atmosphere. Since mv project is. jn fact, consistent
with al! applicable standards, including parkinq. and design guidelines for the Village
Area, this is not an appropriate decision. I am requesting that the Housing end
Redevelopment Commission take up this matter as soon as possible and grant the
appeal and approve my proiect on the basis that it is consistent with the land use
policies, development standards for existinq buildings, and the applicable desiqn
guidelines for the Village Area. This is a very good proiect for the Viltage Area. It will
brinq in a desirable use (coffee house) and substantiallv upgrade an extremely blighted
building in a kev sceoic corridor (Carlsbad Boulevard).
Signature:"- /J^'XZv (^' /^•-^'^'^"^'^^ Date:. - ^" ; ? 7
Name: (Please Print): xj_^7v- 7- /7i^: y iy<e-^/<
Address: Street Name& Number:_ 2 7 s /QA-^ . //o Ci-T^y' y
City: C 7^(~ '--7^^-/7 state: - __Zip Code: '7^^^'
Phcne No.: ^ ^^l,^ ^
c'.
/
CITY OF CARLSBAD
1200 CARLSBAD VILLAGE DRIVE CARLSBAD, CALIFORNIA 92008
434-2867
REC'D FROM DATE
ACCOUNT NO. DESCRIPTION AMOUNT
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RECEIPT NO. 10665 NOT VALID UNLESS VALIDATED BY TOTAL
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