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HomeMy WebLinkAbout1983-03-15; Housing & Redevelopment Commission; 12; Remodel & Enlarge Drive-Thru RestaurantHOUSING AND .--I .-_ rDEVELOPMENT COMMISS N - AGENDA BILL /” ‘9 1 ‘. ‘- AB#L TITLE: RP 82-11 APPLICATION TO REMODEL AND MTG 3/15/83 ENLARGE EXISTING DRIVE-THRU RESTAURANT . DEPT.RF DEPT. HDT ON EAST SIDE OF HARDING STREET NORTH CITY AlTY vff8 OF ELM AVENUE. CITY MGRa?!!? I RECOMMENDED ACTION: Housing and Redevelopment Commission adopt Resolution No. 23 approving RP 82-11. I ITEM EXPLANATION On February 9, 1983, a public hearing was held by the Design Review Board to consider RP 82-11, an application to remodel and enlarge an existing drive- thru restaurant located at 2952 Harding Street. The proposed expansion would include a substantial remodel,a dining room addition and improvements to the parking lot. Staff believes that the proposed project is consistent with the goals and objectives of the Design Manual and the General Plan and would be a desirable improvement to the downtown community. Staff report from Land-Use Planning Office is attached as Exhibit 1. The Design Review Board voted unanimously to recommend approval of RP 82-11. FISCAL IMPACT The action will result in no fiscal impact to the City. EXHIBITS 1 - Staff report from Land-Use Planning dated February 9, 1983. 2 *- Resolution No. 23 approving RP 82-11. 3 - Site plan drawing for Baker Burger STAFF REPORT - DATE: TO: FROM: SUBJECT: I. February 9, 1983 Design Review Board Land Use Planning Office RP/CUP 82-11 - BAKER BURGER DRIVE-THRU - Request for approval of a Redevelopment Permit to remodel and enlarge the existing drive-thru restaurant on the east side of Harding Street, north of Elm Avenue. RECOMMENDATION It is recommended that the Design Review Board ADOPT Resolution No. 011, recommending APPROVAL OF RP/CUP 82-11, based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION The applicant is requesting approval of a redevelopment permit to remodel and enlarge the existing Baker drive-thru restaurant, located as described above. The . 32 acre project site is located in Subarea 1 of the Village Redevelopment Zone, serving as the central business district of Carlsbad. Access to the site is derived from two driveways on Harding Street and from the public alley at the rear of the property. The drive-thru lane is entered from the parking lot, exiting on Harding Street. III. ANALYSIS Planning Issues 1) Is the project consistent with the goals of the Village Design Manual? 2) Can the required findings, for approval of a conditional use permit, be made? Specifically: a) That the requested use is necessary or desirable for the development of the community, is essentially in harmony with the various elements and objectives of the general plan, and is not detrimental to existing uses or to uses specifically permitted in the zone in which the proposed use is to be located; b) That the site for the intended use is adequate in size and shape to accommodate the use; - cl That all of the yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the requested use to existing or permitted future uses in the neighborhood will be provided and maintained; d) That the street system serving the proposed use is adequate to properly handle all traffic generated by the proposed use. Discussion The applicant is requesting approval of a 588 sq. ft. addition to the existing 672 sq. ft. restaurant and a conditional use permit for the drive-thru. The proposed expansion would include a substantial remodel, a dining room addition and improvements to the parking lot, as shown on Exhibits A and B. The project site is within Subarea 1 of the Village downtown area. The goal for Sub-area 1 is to function as a major financial, specialty, commercial center for the downtown area. Among permitted land uses are restaurants. Design goals in this area include pedestrian orientation and open space amenities. While the proposed drive-thru is not pedestrian in nature, staff believes that there are off-setting considerations. The existing restaurant had operated with a drive-thru for a number of years, with no significant problems evident. Traffic exits the drive-thru onto Harding Street, minimizing the impact on Elm Avenue. Additionally, the applicant proposes to add landscaping and an outdoor eating area with tables. Overall, staff believes that the proposed remodel would be a significant improvement to the site and, therefore, would be desirable for the development of the downtown community. Staff further believes that the project is essentially in harmony with the various elements and objectives of the general plan and would not be detrimental to existing or permitted uses in the Village Redevelopment zone. The site is adequate in size and shape to accommodate the expanded restaurant and drive-thru. The enlarged restaurant would require provision of 13 parking spaces. The plans submitted indicate 25 spaces, although, spaces one through fifteen do not satisfy minimum square footage requirements. As the proposed design includes excess parking, staff is recommending certain revisions to the parking lot layout. Staff is recommending that parking spaces numbers 1, 15 and 22 be deleted and spaces two through fourteen be increased to a nine foot width. Adequate space would remain for landscaped areas, thirteen feet in depth in the front yard and five feet in depth on either side of the driveway at the alley entrance. -2- Providing landscaping at the alley would serve to distinguish the project from the alley while providing a relief from the large amounts of pavement surrounding the alley. Additionally, this area would serve as required back-up. Staff is also recommending a 13' landscaped area at the front of the project in place of parking space one. Not only would this enhance the appearance of the project, but would also provide an attractive transition to the 20' front yard setback required of adjoining R-P property on Harding Street. Access to the project is from Harding Street and the alley, which runs between Elm Avenue and Grand Avenue. Staff anticipates that these streets should be adequate to accomodate all traffic generated by the proposed use. Staff believes that the proposed project is essentially consistent with the goals and objectives of the Design Review Manual and General Plan, would be a desirable improvement to the downtown community and would not adversely impact existing or permitted uses. Staff further believes that, as conditioned, that all of the yards, setbacks and landscaping necessary to adjust the requested use to existing or permitted uses would be provided, that the site is adequate in size and shape to accomodate the proposed use and that the street system is adequate to accommodate all traffic generated by the use. ARCHITECTURE/DESIGN The restaurant would have light brown wood siding with dark brown trim, a white stucco fascia and a red clay tile roof. There is no consistent architectural theme in the project area. However, the proposed restaurant remodel would be compatible with the red tile mansards of the Poinsettia Plaza remodel. IV. ENVIRONMENTAL REVIEW The Land Use Planning Manager determined that this project will not have a significant impact on the environment and, therefore, has issued a Negative Declaration on January 28, 1983. CDN:bw 2/l/83 -3- EXHIBIT 3 ZZ_Ij -- -.I ---r-i i I ,_’ .. i’ 7 ‘. ; / .; ‘. ‘. . : ,; jT ” AC- r-, 7:! I --e---i- 31 --.------ A&ij _ii ,. [: i\ :;i, ‘\ iI i I? $?i I 1 I ) i ; : I ; ; j ,; ; ;I: .,:s It:,: :;;jj pi;, :: ,,: j: / I/ i 1: -. +----I I --_ i _.. a I i-CYZ% . -i I --../i-- - -i > 1 H r-- : I : I : ! [T, ‘- :rl = , ~ ~ ----- Ii = +; . , -. d ---- g .f -l!lzL 3-s ----I __ _- i- --* I/ i ,e---z--e+ i -4 I, .-&--d--- .y 1, II -s.sa~~&-- L?? t--r t Carlsbad Journal Decreed a Legal Newspaper by the Superior Court of San Diego County 3 138 ROOSEVELT ST. . P.O. BOX 248. CARLSBAD, CA 92008 . 729-2345 Proof of Publication STATE OF CALIFORNIA, ss. COUNTY OF SAN DIEGO, I am a citizen of the United States and a resident of the county aforesaid; I am over the age of eighteen years, and not a party to or interested in the above entitled matter. I am principal clerk of the printer of the Carlsbad Journal a newspaper of general circulation, published twice weekly in the City of Carlsbad, County of San Diego, State of California, and which newspaper is published for the dissemination of local news and intelligence of a general character, and which newspaper at all times herein mentioned had and still has a bona fide subscription list of paying subscribers, and which newspaper has been established and published at regular intervals in the said City of Carlsbad, County of San Diego, State of California, for a period exceeding one year next preceding the date of publication of the NOTICE OF PUBLIC HEARING RP 92-11 notice hereinafter referred to; and that the notice of which the annexed is a printed copy, has been published in each regular and entire issue of said NOTICE IS HEREBY GIVEN that newspaper and not in any supplement thereof on the Houqtng and Redevelopment Commission of t&e City of Carlsbad will hold a p#&h hearing at the citv COU~CU Chambers. 1200 Elm the following dates, to-wit: ZM-4182 A&me. ca$sba& California. at . . . . . . . . . . . a redeveiOpblent &mit to remodel and enlarge the 6iisting Baker’s drive-thou r&.aur@ on ProPefiY generally ~&eeilontheeastsideof Harding Street. noWh of Elm Ave- nue and q&r,* particularly de- scribed as:* _% : Lots 5,6.7 &8ofBlock67,Town of Carlsbad amended. according to Map thereof No. 775, filed in the Office of the CuuAty Recorder. March 12.1915. Applicant: Baker’s Tacos CARLSBAD HOUSING AND REDEVELOPMENT COMMISSION CJ W237: March 2. 1983 March 2 . . . . . . . . . . . . . . . . . . . . . . 19 83 . . . . ................................. 19 .... ................................. 19 .... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19.... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19.... I certify under penalty of perjury that the foregoing is true and correct. Executed at Carlsbad County of San Diego, State of California on the 2nd day of Marrh 1981 r-. \r I- ;->; / _ s. “;. i_ ,Y .* .i !- I’ L /’ * Clerk of the Printer NOTICE OF PUBLIC HEARING RF' 82-11 NOTICE IS HEREBY GIVEN that the Housing and Redevelopment Commission of the City of Carlsbad will hold a public hearing at the City Council Chambers, 1200 Elm Avenue, Carlsbad, California, at 6:00 P.M., on Tuesday, March 15, 1983, to consider an application for a redevelopment permit to remodel and enlarge the existing Baker!s drive-thru restaurant on property generally located on the east side of Harding Street, north of Elm Avenue and more particularly described as: Lots 5, 6, 7 & 8 of Block 67, Town of Carlsbad amended, according to Map thereof No. 775, filed in the Office of the County Recorder, March 12, 1915. PUBLISH: March 2, 1983 APPLICANT: Baker's Tacos CARLSBAD HOUSING AND REDEVELOPMENT COMMISSION - NOTICE OF PUBLIC HEARING - NOTICE IS HEREBY GIVEN that the Design Review Board of the City"of Carlsbad will hold a public hearing at the City Council Chambers, 1200 Elm Avenue, Carlsbad, California, at 6:30 p.m. on Wednesday, February 9, 1983, to ,'\ consider approval of a redevelopment permit to remodel and enlarge the existing Baker's drive-thru restaurant on property generally located on the east side of Harding Street, north of Elm Avenue and more particularly described as: -- Lots 5, 6, 7 and 8 of Block 67, Town of Carlsbad aTended, according to Map thereof No. 775, filed in the Office of the County Recorder, March 12, 1915.. Those persons wishing to speak on this proposal are cordially invited to + attend the public hearing. If you have any questions please call the Redevelopment/Land Use Planning Office at 438-5591. CASE FILE: RI? 82-11 APPLICANT: BAKER'S TACOS PUBLISH: January 29, 1983 CITY OF CARLSBAD DESIGN REVIEW BOARD 1200 ELM AVENUE CARLSBAD, CALIFORNIA 92008 .a 4 Neil T. Baker 171 North "HI' Street San Bernardino, CA 92410 -- Losa, Gregory M. c/o Carl Karcher Enterprises PO Box 4349 Anaheim, California. Mr. George F. Robison 1230'Knowles St. Car&bad, Calif. 92008 Gospel Tabernacle of'carlsbad Inc. PO Box.1035‘ Carlsbad, Calif. 92008 Mr. Alan K. Jacobs 3044 Harding St. Carlsbad, Calif. 92008 . ,L”” LL.ivl c;Vk=. CARLSBAD, CA 92oG5 ! -_ y,,:, , 3 Z’ ‘*,,.’ ./ ,’ 8’) J :’ .s: i .: ‘\ 1’ ,a . . . ix A ..,, :!..A -_ p’; ‘\. J 5 : i .-..‘.: ,- *<~;;:$j,- Foodmaker Inc. PO Box'783 San Diegti,'Calif. 92112 -- Mr. and Mrs. Loyd Davies . c/o,i)iehl Evans 2965 Roo&velt Blvd. Carl&ad, Calif. 92008 Mr. Grady E. Crowley ,_. 2928 Jefferson St. Carlsbad, Calif. 92008 Mr. and Mrs. Fred Norman PO Box 1395 Carlsbad, Calif. 92008 Mr. and Mrs. James Scanlon 7306 Borla Place Carlsbad, Calif. 92008 bl I I vi- LAH;s;BAD 1200 ELM AVE. CARCSEMD,CA 92008 !,.I _... .” I: -,-‘:, *:‘.. ‘,,’ :. (i‘ --- , . . -, ~~~~~.~.~,~~~.~~~~~~I :;. a* _ Mr. Mark T. Gombar PO Box 1667 Carlsbad, Calif. 92008 --z : I-: I -I lr;j;t;::! “.,., c Mr. M. McColley & Ms.Elizabeth McColley PO Box 1657 Ranch0 Santa Fe, Calif. 92067 Mrs. Charlotte L. Thatcher PO Box 223 Carlsbad, Calif. 92008 Mr. James A. Besaw 2910 Jefferson St. Carlsbad, Calif. 92008 Mr. and Mrs. John‘ Grant 4056 Skyline Rd. Carlsbad, Calif. 92008 CARFSQAD, -6i 920@3 .-- .* Mr. and Mrs. Gordon Larsen 1559 W. 11th. St. Escondido, Calif. 92025 I WWLSWUJ, GA 92008 ;-: - >‘::?- <.! ‘, I ,;ji \ 2 ~,~I I,_ /A~ _ .’ r.,, . . _.,..( \‘, ,. ._ .-A’ ; j ; , I’, ._--- , Ms. Joanne F. Gilbert 2747 Roosevelt Ave Carlsbad, Calif. 92008 - Mr. and Mrs. Donald Yerkes 2942 Harding Ave Carlsbad, Calif. 92008 '- Nigel P. and Sari Fennel c/o Desert Petroleum PO Box 1601 Oxnard, California 1.;) - \ ~~-J.~,i~~~j~;; P./J : :c ./ ,‘...‘.“. -,. -LI J/v i -IL‘..! , _ _ ; i . . il i__ Mr. Dionicio & Mrs. Gloria Diaz 3603 Pontiac Dr Carlsbad, Calif. 92008 LAND~UEE ?LANNfNG CFFICE - CfTY OF CARLSBAD 1201) ELM AVE. CARLSBAD, CA 92008 Sixpence Inns of America 1751 E. Garry Ave. Suite C Santa Ana, Calif. 92705 , .-~-~,- _--. :“.,’ : .-:. :.-:~,.~., _.- :,L‘ ,_ . ~ _.,_” ___l__.__r._.__ _- .^_... __ _. .___-,__, I _ _^._ I --...” _ ^ _ - _. . - .__ : LAND USE PLANNfNG CFFJCE ’ fX-‘f OF CARLS5AD 1233 EL?41 AVE. CARLS%D, CA 92008 Mr. and Mrs. G. Stanley Carroll 1942 S. Pacific St. Oceanside, Calif. 92054 1 2 3 4 5 6 7 8 9 10 11 12 '13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 RESOLUTION NO. 23 A RESOLUTION OF THE HOUSING AND REDEVELOPMENT COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A REDEVELOPMENT PERMIT TO REMODEL AND ENLARGE THE EXISTING DRIVE-THRU RESTAURANT ON PROPERTY GENERALLY LOCATED ON THE EAST SIDE OF HARDING STREET, NORTH OF ELM AVENUE. APPLICANT: BAKER BURGER DRIVE-THRU CASE NO.: RP/CUP 82-11 WHEREAS, a verified application has been filed with the ity of Carlsbad and referred to the Housing and Redevelopment >mmission; and WHEREAS, said verified application constitutes a request as -ovided by Title 21 of the Carlsbad Municipal Code; and WHEREAS, pursuant to the provisions of the Municipal Code, le Housing and Redevelopment Commission, on the 15th day of March, 383, held a duly noticed public hearing to consider said ?plication on property described as: Lots 5, 6, 7 and 8 of Block 67, Town of Carlsbad amended, according to map thereof No. 775, filed in the office of the County Recorder, March 12, 1915. WHEREAS, at said public hearing, upon hearing and Insidering all testimony and arguments, if any, of all persons ' ?siring to be heard, said Commission considered all factors zlating to RP/CUP 82-11. NOW, THEREFORE, BE IT HER.EBY RESOLVED by the Housing and zdevelopment Commission of the City.of Carlsbad a's follows: I That the foregoing recitations are true and correct. I That based on the evidence presented at the public hearing, the Housing and Redevelopment Commission recommends APPROVAL OF RP/CUP 82-11, based on the following findings anzbject to the following conditions: indinqs: I That the proposed project is consistent with the goals of the Village Design Manual, as discussed in the staff report. 5' . 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 . 16 17 38 19 20 21 22 23 24 25 26 27 28 That the requested use is necessary and desirable for the development of the community, is essentially in harmony with the various elements and objectives of the general plan, and is not detrimental to existing uses or to'uses specifically permitted in the zone in which the proposed use is to be located as discussed in the staff report. That the site for the intended use is adequate in size and shape to accommodate the use as discussed in the staff report. That all of the yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the requested use to existing or permitted future uses in the neighborhood will be provided and maintained as discussed in the staff report. That the street system serving the proposed use is adequate to properly handle all traffic generated by the proposed use as discussed in the staff report. onditions: The project is consistent with all city public facility pol- icies and ordinances since: a) All necessary public improvements have been provided or will be required as conditions of approval. b) The applicant has agreed and is required by the inclusion of an appropriate condition to pay a public facilities fee. Performance of that contract and payment of the fee will enable this body to find that public facilities will be available concurrent with need as required by the General Plan. This project will not cause any significant environmental impacts and a Conditional Negative Declaration has been issued by the Land Use Planning Manager on January 28, 1983 and approved by the Design Review Board on February 9, 1983. 1 Approval is granted for RP/CUP 82-11, as shown on Exhibit(s) A and B, dated February 9, 1983, incorporated by reference and on file in the Land Use Planning office. Development shall occur substantially as shown unless otherwise noted in these conditions. ) Th'is project is approved upon the expressed condition that building permits will not be issued for development of the subject property unless the City Engineer determines that sewer facilities are available at the time of application for such sewer permits and will continue to be available until time of occupancy. /// .2 4 This project is approved upon the expressed condition that the applicant shall pay a public facilities fee as required by City Council Policy No. 17, dated April 2, 1982, on file with the City Clerk and incorporated herein by reference, and according to the agreement executed by the applicant for payment of said fee, a copy of that agreement, dated February 1, 1983, is on file with the City Clerk and incorporated herein by reference. If said fee is not paid as promised, this application will not be consistent with the General Plan and approval for this project shall be void. 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. The applicant shall prepare a detailed landscape and irrigation plan which shall be submitted to and approved by the Land Use Planning Manager prior to the issuance of building permits. All parking lot trees shall be a minimum of 15 gallons in size. All landscaped areas shall be maintained in a healthy and thriving condition, free from weeds, trash, and debris. Any signs proposed for this development shall be designed in conformance with the City's Village Design Manual and shall require review and approval of the Land Use Planning Manager prior to installation of such signs. A uniform sign program for this development shall be submitted to the Land Use Planning Manager for his review and approval prior to occupancy of any building. Trash'receptacle areas shall be enclosed by a 6-foot high masonry wall with gates pursuant to city standards. Location of said receptacles shall be approved by the Land Use Planning Manager. All roof appurtenances, including air conditioners, shall be architecturally integrated and shielded from view and the sound buffered from adjacent properties and streets to the satisfaction of the Land Use Planning Manager and Building and Planning Director. This redevelopment/conditional use permit is granted for a period of five years. This conditional use permit shall be reviewed by the Land Use Planning Manager on a yearly basis to determine if all conditions of this permit have been met and that the use does not have a significant detrimental impact on surrounding properties or the public health and welfare. If the Land Use Planning Manager determines that the use has such significant adverse impacts, the manager shall recommend that .3 -.. 1 2 3 4 5 6 7 e 9 10 11 -12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 3) 4) . . the Design Review Board, after providing the permittee the opportunity to be heard, add additional conditions to mitigate the significant adverse impacts. This permit may be revoked at any time after a public hearing, if it is found-that the use has a significant detrimental affect on surrounding land uses and the public's health and welfare, or the conditions imposed herein have not been met. This permit may be extended for a reasonable period of time not to exceed five years upon written application of the permittee made not less than 90 days prior to the expiration date. In granting such extension, the Design Review Board shall find that no substantial adverse affect on surrounding land uses or the public's health and welfare will result because of the continuation of the permitted use. If a substantial adverse affect on surrounding land uses or the public's health and welfare is found, the extension shall be considered as an original application for a conditional use permit. There is no limit to the number of extensions the Design Review Board may grant. The existing free-standing sign shall be removed prior to occupancy of the building. A revised parking lot plan shall be submitted to the Land Use Planning Manager for approval prior to issuance of a building permit. The revised plan shall delete parking spaces 1, 15 and 22 and replace with landscaping and widen space two through fourteen to nine feet. PASSED, APPROVED AND ADOPTED at a regular meeting of the ousing and Redevelopment Commission of the City of Carlsbad, alifornia, held on the 15th day of March, 1983, by the following ate, to wit: AYES: CcmrnissionersCasler, Lewis, Kulchin, Chick and Prescott NOES: None ABSTAIN: None TTEST: /?2TaYk, .LETHA RAU .4 4