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HomeMy WebLinkAbout1995-03-01; Design Review Board; ; RP 94-07|CDP 94-08 - CARLSBAD VILLAGE BREWERY AND PUBLIC HOUSEApplication Complete Date: Januarv 11. 1995 Staff: Debbie Fountain Brian Hunter Ken Quon Date: March 1, 1995 TO: DESIGN REVIEW BOARD FROM: HOUSING AND REDEVELOPMENT DEPARTMENT SUBJECT: RP 94-07/CDP 94-08 - CARLSBAD VILLAGE BREWERY AND PUBLIC HOUSE - Request to approve a Major Redevelopment Perinit and Coastal Development Perinit to allow a use change from retail to restaurant for a 4,512 square foot building on the southwest corner of Carlsbad Village Drive and Roosevelt Street in Sub-Area 1 of the Village Redevelopment Area. I. STAFF RECOMMENDATION Staff recommends that the Design Review Board APPROVE Resolution No.221 and 222 recommending approval by the Housing and Redevelopment Conmiission of a Major Redevelopment Permit and Coastal Development Permit to allow a use change from retail to restaurant for a 4,512 square foot building on the southwest comer of Carlsbad Village Drive and Roosevelt Street. II. PROJECT DESCRIPTION AND BACKGROUND The site proposed for the new Carlsbad Village Brewery and Public House is known as the Wonder Bread building. According to local records, the building on the site was originally constructed in 1932 as an automobile dealership and was converted to a retail bakery in 1951. The current project proposal involves a change in land use from the retail bakery to a restaurant/microbrewery. The project includes the remodel/revitalization of the existing building facade, new brick detailing, new canvas canopies over the entrances and an open wood trellis over the courtyard area to be added adjacent to the west side of the building. The site work will include the creation of 34 on-site parking spaces, addition of landscaping and the removal of three driveways. Upon completion, the renovated building will also comply with the "Unreinforced Masonry Building Code". The proposed restaurant/microbrewery will offer a full service menu for lunch and dinner. The menu will include such items as pizza appetizers, sandwiches, hamburgers, salads, desserts and more. Also, patrons will be able to select from a list of handcrafted beers, fine wines and soft drinks. Initially, the restaurant will offer seven (7) types of handcrafted beers; eventually, the list will include a total of ten (10) types of beers. RP 94-07/CDP 94-08 March 1, 1995 Page 2 The project has been classified as a bona fide public eating establishment because it has been designed and will be operated in such a way that the sale of alcoholic beverages will be incidental to the primary restaurant operation. The establishment will provide a varied menu of foods with not less than five (5) main courses with appropriate non-alcoholic beverages, desserts, salads and other attendant dishes. The project also meets all other conditions set forth within the Carlsbad Municipal Code Section 21.04.056 for a bona fide public eating establishment. The project will include a total of 712 square feet within the building for a microbrewery. This area will be used to produce and store the handcrafted beers to be served at the restaurant. These beers are generally produced by using malted barley, hops, yeast and water. The production may also include spices, herbs and fruit seasonings. This microbrewery will not produce any commercial or industrial waste which could be hazardous to the environment; it offers a very clean operation for the production of beers. The proposed project will essentially be a "brew pub" which means that it is a bona fide restaurant with a bar that brews beer on the premises. The brew pub is the result of the new craft beer movement. The first of these new types of restaurants originally opened in Northem Califomia in the early 1980s and the concept soon spread to the Pacific Northwest. Although San Diego came late to the national microbrewery craze, the County now boasts about having a total of nine (9) of these brew pubs. The proposed Carlsbad Village Brewery and Public House will be the tenth for the County and the first for the City of Carlsbad. These new brew pubs have evolved into a comfortable place to sit with friends, have a good meal, enjoy warm conversation and drink a freshly made, handcrafted beer. In addition to these fine qualities, the Carlsbad Village Brewery and Public House will offer opportunities to local musicians and artists to "showcase" their skills and talents on a rotating basis. Space will be made available within the establishment for local artists to display their artwork. Also, music which does not require amplification will be provided on a regular basis. Because of the "good neighbor" and environmentally friendly nature of these type of establishments, it is anticipated that the proposed restaurant/microbrewery will become an integral part of the Carlsbad community. III. VILLAGE DESIGN MANUAL. LOCAL COASTAL PLAN AND REDEVELOPMENT PLAN CONSISTENCY The primary objective for the Village Redevelopment Plan is to eliminate blight in the area. Blight comes in a variety of forms which include physical deterioration ofbuildings, inadequate public improvements, vacant buildings, and underutilization ofbuildings. The proposed project will aid in the elimination of blight through restoration of a currently vacant and deteriorated building. The project also will provide a very attractive use for a critical comer within the Village Redevelopment Area. RP 94-07/CDP 94-08 March 1, 1995 Page 3 The proposed land use is consistent with the Village Design Manual/Local Coastal Plan and Redevelopment Plan for the Village Redevelopment Area. The proposed site is located within Subarea 1 of the Village Redevelopment Area. The uses allowed in this area are the same as those allowed within the C-1, C-2 and R-P zones as indicated in the Carlsbad Municipal Code. Specifically, the C-1 zoning classification allows for bona fide restaurants with on-premises sale of liquor. The proposed land use meets the definition for a bona fide restaurant and is, therefore, consistent with the allowed uses for the area. The site for the proposed restaurant/microbrewery is located within Subarea 1, or the "Village Centre", as indicated within the Village Design Manual. The area is to serve as a focal point and was intended to become the attracting force for the Redevelopment Project Area. The goal for subarea 1 is to function as a major fmancial, specialty, commercial center for the downtown area. The site is located at a key location within the Village and the proposed establishment will offer a specialty item which is currently not available within the area - handcrafted beer. The proposed restaurant/microbrewery will provide a very unique, exciting attraction for the Village which is consistent with the Village Redevelopment Plan and implementing Design Manual. rv. GENERAL PLAN CONSISTENCY The project is consistent with the goals and objectives of the various elements of the General Plan. One of the goals of the City for the Village Redevelopment Area is to create a distinct identity for the Village by encouraging activities that traditionally locate in a pedestrian-oriented downtown area, including offices, restaurants and specialty retail shops. A key implementing policy and action program for the Village is to provide a variety of commercial and tourist recreational activities in connection with special entertainment facilities, restaurants and other uses which will foster a community concept. By offering a new type of restaurant with the brewing of beer on-site, the proposed project adds to the variety of restaurants/conmiercial uses in the Village which will attract tourists as well as provide a comfortable place for Carlsbad residents to meet and dine. Additionally, the restaurant/microbrewery will offer a special entertainment opportunity that will foster the desired community concept because local musicians and artists will be invited to "showcase" their talents within the establishment. As stated previously, the proposed project meets the goals and objectives of the various elements of the Carlsbad General Plan, as outlined for the Village Redevelopment Area, because it will assist in the effort to create a distinct identity for the Village. The project will also protect, preserve and enhance a building which has local historical significance within the Village Redevelopment Area. To ftirther address the goals and objectives of the General Plan, appropriate conditions will be placed on the project to ensure that adequate public facilities are available, such as sewer and water, to serve the new land use. For example, before a building permit will be issued for the project, the City Engineer must determine that sewer service is available and will remain available for the new restaurant/microbrewery. The project will also RP 94-07/CDP 94-08 March 1, 1995 Page 4 be conditioned to pay the applicable public facilities fees and complete public improvements deemed necessary by the City Engineer. The public improvements for this project include the removal of three (3) driveways on Roosevelt Street and Carlsbad Village Drive and the constmction of one (1) new driveway to improve circulation to and from the site. V. PARKING ANALYSIS AND ZONING ORDINANCE COMPLUNCE Based on Redevelopment Staff recommendations, as outlined below, the proposed restaurant/microbrewery project has a total parking requirement of forty-one (41) spaces for the total 4512 square feet of gross floor space proposed for the project. This calculation is based on the following application of the Carlsbad Parking Ordinance (CMC 21.44): • Staff applied a mixed parking ratio to the proposed project. Per Section 21.44.050(3) of the Carlsbad Parking Ordinance, a "mixed occupancy parking ratio" may be used for mixed uses within a single building or on a single lot. When using the mixed occupancy parking ratio, "the total requirements for off-street parking facilities shall be the sum of the requirements for the various uses computed separately." The mix of uses within the proposed project/building are bona fide restaurant (with on-premises sale of liquor) and a microbrewery. The City does not routinely use the mixed parking ratio for determining the parking requirement for restaurants because there is a built-in factor which partially compensates for the incidental uses within any given restaurant such as storage, kitchen facilities, and bar area. However, since the microbrewery is a fairly new type of land use and does not fit neatly into the average restaurant operations mold. Redevelopment Agency staff feels that it is appropriate to separate the microbrewery from the restaurant area for the sole purpose of determining the project's total parking requirement. For all intents and purposes, the land use for the project remains a "bona fide restaurant with on-premises sale of alcohol." The respective parking requirements for the restaurant and microbrewery, as recommended by staff, are outlined below. • For the restaurant use, one (1) parking space is required for each one hundred (100) square feet of the total three thousand eight hundred (3800) square feet of gross restaurant floor space within the proposed project which includes the dining area, kitchen area, storage, restrooms and the bar area; this results in a requirement of thirty-eight (38) parking spaces for the restaurant use. • The Carlsbad Municipal Code does not contain a land use category or parking requirement for a "microbrewery". Section 21.44.030 of the Code states that "where the parking requirements for a use are not specifically defined..., the parking requirements RP 94-07/CDP 94-08 March 1, 1995 Page 5 for such use shall be detennined by the planning commission [or Design Review Board], and such determination shall be based upon the requirements for the most comparable use specified in this chapter." Staff is recommending to the Design Review Board that a determination be made that the most comparable parking requirement for the microbrewery is that which is applied to a neighborhood commercial/retail operation which is one (1) parking space for each 300 square feet of gross floor space (a retail parking ratio). As stated previously, the uses allowed within the Village Design Manual for Subarea 1 are the same as those allowed within the C-1, C-2 and R-P zones as outlined within the Carlsbad Municipal Code. The proposed microbrewery use is comparable to the other commercial uses allowed within the C-1 zone. Although a microbrewery is not specifically listed as a use within this zone. Section 21.26.010(27) states that "similar establishments catering directly to the consumers" are permitted within the C-1 zone. Comparable to a bakery or a delicatessen, the microbrewery produces a good which is then sold directly to the consumer. Also, like a small family-owned bakery or delicatessen, a microbrewery does not engage in mass production and/or wide distribution of beer. The beer is produced for the purpose of selling it directly to the consumer at the site of production. For these reasons, staff has determined that the appropriate parking ratio is that which is comparable to a retail bakery or delicatessen which is parked at a retail ratio (as indicated above). With the recommendation of the Design Review Board to use the retail parking requirement for the microbrewery portion of the proposed restaurant, the total parking requirement is forty-one (41) spaces. The site can accommodate thirty-four (34) parking spaces total. The remaining off- street parking requirement of seven (7) parking spaces will be satisfied through a sublease with the Carlsbad Redevelopment Agency. The applicant shall sublease seven (7) parking spaces from the Agency for as long as the parking is required for the approved use. A condition has been placed on the project which requires the applicant to enter into a sublease agreement with the Carlsbad Redevelopment Agency to satisfy the off-street parking requirement prior to initiation of operations of the restaurant/microbrewery. This parking arrangement is consistent with the Carlsbad Municipal Code Section 21.44.050(2)(c) which states that off-street parking facilities must be provided within 300 feet of the building they serve. By subleasing the subject seven (7) parking spaces from the Carlsbad Redevelopment Agency, the proposed project is able to meet its off-street parking requirement. Fortunately, the project site is also in close proximity to approximately 110 public parking spaces and there is a substantial amount of on-street parking within the area. The Redevelopment Department has, therefore, determined that there is adequate (on-street and off street) parking for the proposed project and that it complies with the zoning ordinance related to parking. RP 94-07/CDP 94-08 March 1, 1995 Page 6 Parking for the building, as described above, is applicable and must be satisfied for the entire period in which a restaurant/microbrewery is operated on the site. If for any reason, the Carlsbad Redevelopment Agency is unable to initially sublease, or continue to sublease, parking spaces to satisfy the off-street parking requirement for the proposed restaurant/microbrewery, the applicant will be required to locate additional off-street parking within 300 feet of the site and guarantee its permanent availability and maintenance through a irrevocable agreement for the complete term of restaurant/microbrewery operations at the site. Also, a condition has been placed on the project which requires an amendment if the microbrewery portion of the restaurant is removed from the building; additional parking may be required for any change in operations of this or future restaurants on the site. Due to current proposals under consideration as part of the new "Master Plan and Implementation Strategy" for the Village Redevelopment Area, it is possible that a "Parking In- Lieu Fee Program" may be established which will allow property owners/project applicants to pay a one-time fee rather than on-going sublease payments for public parking spaces. A condition has been placed on the project which indicates that if, and when, this program is established, the applicant will be allowed to either continue the sublease arrangement with the Redevelopment Agency or immediately pay the subject fee as established by the City Council/Housing and Redevelopment Commission to satisfy the parking requirements for the project. In addition to meeting the zoning standards for parking, the proposed project meets all other standards outlined witii the Zoning Ordinance. VI. ENVIRONMENTAL REVIEW Staff recommends that the Design Review Board recommend to the Housing and Redevelopment Commission that a finding be made which states that the environmental effects of the subject project have already been considered in conjunction with previously certified environmental documents for the Village Redevelopment Plan. A Master Environmental Impact Review (MEIR) document for the Redevelopment Plan was completed and certified by the Planning Commission on November 14, 1979. This MEIR considered all potential impacts of the policies, procedures and land uses proposed within the Redevelopment Plan and outlined appropriate mitigation measures to address any anticipated adverse impacts. The proposed project has been developed pursuant to, and is consistent with, the Village Redevelopment Plan and any applicable mitigation measures outlined within the MEIR for the Plan. No new circumstances, as set forth in the Califomia Environmental Quality Act Sections 15162 or 15163, have been identified which would require a subsequent Environmental Impact Review (EIR) for the project or a supplement to the certified MEIR for the Redevelopment Plan. Therefore, with the recommended finding, no additional environmental review is required for this project. RP 94-07/CDP 94-08 March 1, 1995 Page 7 VII. CONCLUSION Staff is supportive of this project because 1) it will eliminate a blighting influence; 2) restore a building with local historical significance; and 3) it will add an exciting new use to a very focal comer within the Village. Therefore, staff recommends that the Design Review Board take action to approve a recommendation to the Housing and Redevelopment Commission for approval of the redevelopment and coastal development permits related to this project. EXHIBITS: 1 - Design Review Board Resolution Nos. 221 and 222 recommending approval of RP 94-07 and CDP 94-08, respectively. 2 - Location Map. 3 - Background Data Sheet, Project Description, and Disclosure Statement. 4 - Exhibits "A" - "G", dated January 10, 1995 (on file in the Housing and Redevelopment Department). EXHIBIT 2 CO O < GC I- Q < O DC zd < DC PUBLIC PARKING Z DC < Q. O _l CO D Q_ z cc < Q_ o _l CD D CL GRAND AVENUE I- LU Lll QC h- co LU CO LLI LLI DC I- co LU > LU CO O o DC PUBLIC PARKING CARLSBAD VILLAGE DRIVE Site CITY OF CARLSBAD N > E CARLSBAD BREWERY & PUBLIC HOUSE RP 94-07/CDP 94-08 BACKGROUND DATA SHEET EXHIBIT 3 CASE NO.: RP 94-07/CDP 94-08 CASE NAME: Carlsbad Brewery and Public House APPLICANT: Brett Redmayne-Titley REQUEST AND LOCATION; Change in land use from retail bakery to restaurant and microbrewery, renovation of existina buildina and construction of parkinq lot with 34 spaces in subarea 1 of the Villaae Redevelopment Zone. LEGAL DESCRIPTION: The northeasterly 80 feet of lots 17 thru 19 in Block 33 and all of lots 20. 21. and 22 in Block 33 of City of Carlsbad, County of San Dieao, State of California, acoordina to maps thereof No. 775 and 535, filed in the Office of the County Recorder of San Dieao County, February 15, 1894 and May 2, 1888 respectively. APN; 203-306-02 AND 012 Acres 0.382 Proposed No. of Lots/Units 0 GENERAL PLAN AND ZONING Land Use Designation; CBD Density Allowed; variable Density Proposed: N/A Existing Zoning; V-R Proposed Zoning: V-R Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning Requirements) Zonina Land Use Site V-R Commercial Buildina, Retail North V-R Commercial Buildina, Retail South V-R Commercial Buildina, Retail East V-R Commercial Buildina, Bank West V-R Commercial Buildina. Auto Shop PUBLIC FACILITIES School District Carlsbad Water District Carlsbad Sewer District Carlsbad Equivalent Dwelling Units (Sewer Capacity) 16.10 Public Facilities Fee Agreement, dated December 9, 1994 ENVIRONMENTAL IMPACT ASSESSMENT Negative Declaration, issued Certified Environmental Impact Report, dated. X Other. PRIOR COMPLIANCE