HomeMy WebLinkAbout1996-02-07; Design Review Board; Resolution 2431
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DESIGN REVIEW BOARD RESOLUTION NO. 243
A RESOLUTION OF THE DESIGN REVIEW BOARD OF THE CITY
OF CARLSBAD, CALIFORNIA RECOMMENDING APPROVAL OF
AN AMENDMENT TO A MAJOR REDEVELOPMENT PERMIT TO
ALLOW THE INSTALLATION, AND USE, OF A GRAIN SILO AS
AN ACCESSORY STORAGE FACILITY, BY AN EXISTING
RESTAURANT/MICROBREWERY ON PROPERTY LOCATED AT 57 1
CARLSBAD VILLAGE DRIVE ON THE SOUTHWEST CORNER OF
ROOSEVELT STREET AND CARLSBAD VILLAGE DRIVE.
CASE NAME: CARLSBAD VILLAGE BREWERY AND PUBLIC
HOUSE
APN: 203-306-02, 12
CASE NO: RP 94-07(A)
WHEREAS, a verified application has been filed with the City of
Carlsbad and referred to the Design Review Board; and
WHEREAS, said verified application constitutes a request as provided by
Title 21 of the Carlsbad Municipal Code; and
WHEREAS, pursuant to the provisions of the Municipal Code, the Design
Review Board, on the 7th day of February, 1996, did hold a duly noticed public hearing
to consider said application on property described as:
The northeasterly 80 feet of lots 17 thru 19 in Block 33 and all of lots 20,
21, 22 in Block 33 of City of Carlsbad, County of San Diego, State of
California, according to Map Nos. 775 and 535, filed in the Office of the
County Recorder February 15, 1894 and May 2, 1888, respectively.
WHEREAS, at said public hearing upon hearing and considering all
testimony and arguments, if any, of all persons desiring to be heard, said Design Review
Board considered all factors relating to Major Redevelopment Permit 94-07(A).
NOW, THEREFORE, BE IT HEREBY RESOLVED, by the Design
Review Board as follows:
1. That the foregoing recitations are true and correct.
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2. That based on the evidence presented at the public hearing, the
Design Review Board hereby recommends APPROVAL of an amendment to Major
Redevelopment Permit, RP 94-07, based on the following findings and subject to the
following conditions:
FINDINGS:
1.
2.
With original project approval on April 4, 1995, the Housing and Redevelopment
Commission made a finding that the environmental effects of the project had
already been considered in conjunction with previously certified environmental
documents for the Village Redevelopment Plan. This original environmental
review included the four previously approved grain display containers as
accessory structures. The installation of the new single, large grain silo on the site
as an accessory storage facility does not reflect a land use or building structure
change which would result in additional environmental review requirements for
the project.
The addition of the Grain Silo to the previously approved restaurant and
microbrewery represents no change to land use which would make the originally
approved project inconsistent with the goals and objectives of the various
elements of the General Plan because it continues to create a distinct identity for
the Village Redevelopment Area by encouraging activities that traditionally locate
in a pedestrian-oriented downtown area, including offices, restaurants and
specialty retail shops. The Grain Silo represents an accessory storage facility
which is permitted by the Village Design Manual and Local Coastal Program.
The Grain Silo also adds a unique architectural feature to the building which is
currently not present at any other site within the Village and is reflect of the
unique type of business (microbrewery) operated on the site.
3. The original project was found to be consistent with the City’s Growth
Management Ordinance because the project was conditioned to comply with any
requirement approved as part of the Local facilities Managmeent Plan for Zone
1. The addition of the Grain Silo, as an accessory structure, creates no additional
requirements per the Growth Management Ordinance. Therefore, the project
remains consistent with the Growth Management Plan.
4. The original project, including grain display containers, was found to beconsistent
with the Carlsbad Village Area Redevelopment Plan, the Village Design Manual
and the Local Coastal Program because it provided a permitted and encouraged
use within Subarea 1 of the Village Redevelopment Project Area. The addition
of the single large Grain Silo to the site represents an accessory structure, a
storage facility, which is necessary to the operations of the microbrewery and, as
such a use, is permitted by and consistent with, the Carlsbad Area Redevelopment
Plan, the Village Design Manual and the Local Coastal Program.
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DRB RES0 NO. 243 -2-
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5.
6.
By inclusion of appropriate conditions on the original project and consistent with
the Carlsbad Parking Ordinance, the Design Review Board previously found that
adequate off-street parking will be provided for the project. The addition of the
single large Grain Silo, as an accessory structure, creates no additional
requirement for on-site parking nor does it reduce on-site parking. Therefore, the
project remains consistent with the Zoning Code as related to the satisfaction of
on-site parking requirements.
The original restaurant/microbrewery project remains in accordance with the
applicable provisions of the Carlsbad Municipal Code as demonstrated by the
processing of the appropriate discretionary permits, maintenance of compatibility
with surrounding land uses, and the provision of adequate parking and
landscaping. The original permit included the approval of four small grain display
containers. With approval of this amendment to the original permit, the new
single, large Grain Silo has been determined to be acceptable in terms of design
and land use. Therefore, the addition of the Grain Silo reflects no change in the
project which would make the project inconsistent with the applicable codes noted
herein.
GENERAL AND PLANNING CONDITIONS:
1.
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Approval is granted for RP 94-07(A), as shown on Exhibits "A" - "C", dated
February 7, 1996, incorporated by reference and on file in the Housing and
Redevelopment Department. Development shall occur substantially as shown
unless otherwise noted in these conditions, and approved by the Housing and
Redevelopment Director or City Engineer.
The applicant/developer shall provide the City with a reproducible 24" X 36",
mylar copy of the site plan as approved by the Housing and Redevelopment
Commission. The site plan shall reflect the conditions of approval by the City.
The plan copy shall be submitted to the Housing and Redevelopment Director and
approved prior to building permit approval.
If any condition for construction of any public improvements or facilities, or the
payment of any fees in lieu thereof, imposed by this approval or imposed by law
on this project are challenged, this approval shall be suspended as provided in
Government Code Section 66020. If any such condition is determined to be
invalid, this approval shall be invalid unless the Housing and Redevelopment
Commission determines that the project without the condition complies with all
requirements of the law.
Approval of RP 94-07(A) is granted subject to the approval of CDP 94-08(A).
The height of the Grain Silo must be reduced to 21 feet. The silo shall not be
taller than the building.
DRB RESO. NO. 243 -3-
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6.
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The silo must be located as noted on the project plans which indicates that
the silo will be positioned a minimum of seven (7) feet from the eastern edge
of the restaurant/microbrewery building.
The landscape area to the rear of the building and adjacent to the public
sidewalk must be expanded, as shown on the project plans, with the addition
of at least one large palm tree.
A six foot (6’) tall lattice fence, in a color to match the stucco on the existing
restaurant/microbrewery building, must be added to the site of the Grain Silo
to enclose the bottom of the Silo. Flowering vines must be added to the lattice
work to create additional landscaping and to provide some further screening
of the Silo.
No outdoor storage of material shall occur onsite unless required by the Fire
Chief. In such instance, a storage plan will be submitted for approval by the Fire
Chief and the Housing and Redevelopment Director.
The applicant shall amend the previously approved landscape and irrigation plan
to reflect the additional landscaping to be created as a result of this project. The
revised plan shall be submitted to and approved by the Housing and
Redevelopment Director prior to approval of building plans/permits .
All landscaped areas shall be maintained in a healthy and thriving condition, free
from weeds, trash and debris.
No advertising or signs shall be placed on the Grain Silo.
If the microbrewery portion of the restaurant operation is removed from the
building and/or the restaurant/microbrewery ceases to exist for any reason,
the Grain Silo shall be removed from the site within ninety (90) days of the
date the microbrewery or restaurant/microbrewery operations cease.
This approval shall become null and void if building permits are not issued
for this project within 6 months from the date of project approval.
STANDARD CODE REMINDERS
The Project is subject to all applicable provisions of local ordinances, including but not
limited to the following code requirements.
1. Approval of this request shall not excuse compliance with all sections of the
Zoning Ordinance and all other applicable City ordinances in effect at time of
building permit issuance.
2. All landscape and irrigation plans shall be prepared to conform with the
Landscape Manual and submitted per the landscape plan check procedures on file
in the Planning Department.
DRB RES0 NO. 243 -4-
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_- A
The applicant shall pay a landscape plan check and inspection fee as required by
Section 10.08.050 of the Carlsbad Municipal Code.
The first submittal of revised landscape and irrigation plans shall include building
plans.
Insofar as practicable, silo walls and roofs shall be designed so that explosion
relief vents, if provided, will open due to explosion overpressure before the silo
walls fail.
Access doors or openings shall be provided to permit inspection, cleaning, and
maintenance and to allow effective use of fire-fighting techniques in the event of
fire within the silo. Access doors or openings shall be designed to prevent dust
leaks.
Where a silo has a personnel access opening provided in the roof or cover, the
smallest dimension of the opening shall be at least twenty four inches.
PASSED, APPROVED, AND ADOPTED at a regular meeting of the Design
Review Board of the City of Carlsbad, California, held on the 7th day of February,
1996, by the following vote to wit:
AYES: Chairperson Welshons, Board Members: Compas, Marquez,
Savary 8z Vessey.
NOES: None.
ABSENT: None.
ABSTAIN: None.
KIM WELSHONS, CHAIRPERSON
DESIGN REVIEW BOARD
ATTEST:
EVAN E. BECKER ~
HOUSING AND REDEVELOPMENT DIRECTOR
DRB RESO. NO. 243 -5-