HomeMy WebLinkAbout1996-04-09; Housing & Redevelopment Commission; 282; Carlsbad Brewery & Public House-4 ,& db* ~.~~” p J 0 2
HOUSING &IID REDEVELOPMENT COMhSSlON - AGENDA BILL m
AB# a& TITLE: DEPT. HD. &L
MTG. 419196 CARLSBAD BREWERY AND PUBLIC HOUSE CITY ATTY. a
DEPT. H/RED RP94-07(AKDP 94-08(A) CITY MGR.%$
RECOMMENDED ACTION:
If the Housing and Redevelopment Commission concurs, the action is to ADOPT Resolution
No.A,36) APPROVING RP 94-07(A) and CDP 94-08(A) for the amendment to the Carlsbad
Brewery and Public House Project to allow installation of a grain silo on the site.
ITEM EXPLANATION:
On April 4, 1995, the Housing and Redevelopment Commission approved a Major
Redevelopment Permit and Coastal Development Permit to allow a change in land use from the
previous retail bakery to a restaurant/microbrewery at 571 Carlsbad Village Drive.
On January 31, 1996, the owners of the Carlsbad Brewery and Public House submitted an
application for an amendment to the original major redevelopment and coastal development
permit to allow for installation of a grain silo on the site of the Microbrewery/Restaurant. The
project originally included 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 added adjacent to the west side of the building. The site work also included the creation
of 34 on-site parking spaces and addition of landscaping. The original plans indicated that
there would be four (4) grain display containers, permitted accessory storage structures,
located parallel to the rear of the existing building. These containers were to be no larger than
two and one half feet in diameter and no taller than the existing building. The one large grain
silo that was actually installed on the site is approximately ten (I 0) feet in diameter and
several feet taller than the existing building. It was determined by staff that the grain silo
actually installed on the site was a design feature change which should have been disclosed
by the applicant prior to action being taken by the Housing and Redevelopment Commission
on the subject project.
Following a public hearing on the subject application held on February 7, 1996, the Design
Review Board recommended that the amendment be approved to allow installation of the one
large grain silo on the site of the existing Carlsbad Brewery and Public House with the
conditions recommended by staff and one additional condition that stated no signage will be
allowed on the silo; this condition was incorporated into the final resolution outlining the
recommendation of the Design Review Board and attached for review.
If the Housing and Redevelopment Commission concurs, staff recommends that the Housing
and Redevelopment Commission approve the application for the amendment to the subject
redevelopment and coastal development permits subject to the conditions set forth in Design
Review Board Resolutions No. 243 and 244 approved on February 7, 1996.
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Page 2 of Agenda BIB, No. &?
ENVIRONMENTAL REVIEW
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 on the site. The installation of the new single, large grain
silo on the site, as an accessory structure, replaces the previously approved grain containers.
The change in grain containers does not reflect a change in land use or building structure
which would result in additional environmental review requirements for the project. The project
is exempt from any additional environmental review.
FISCAL IMPACT:
There is no additional financial impact to the City of Carlsbad or the Carlsbad Redevelopment
Agency as a result of approval of the subject application.
EXHIBITS:
1.
2.
3.
4.
5.
Housing and Redevelopment Commission Resolution No. ar)? approving RP 94-07(A)
and CDP 94-08(A).
Design Review Board Resolution Nos. 243 and 244.
Location Map.
Copy of minutes from Design Review Board Meeting of February 7, 1996
Design Review Board Staff Report, dated February 7, 1996.
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HOUSING AND REDEVELOPMENT COMMISSION RESOLUTION NO. 277
A RESOLUTION OF THE HOUSING AND REDEVELOPMENT
COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA
APPROVING AN AMENDMENT TO MAJOR REDEVELOPMENT
PERMIT (RP 94-07) AND A COASTAL DEVELOPMENT PERMIT
(CDP 94-08) TO ALLOW FOR INSTALLATION OF A GRAIN
SILO ON THE SITE OF AN EXISTING MICROBREWERY AND
RESTAURANT LOCATED AT 571 CARLSBAD VILLAGE DRIVE
IN SUBAREA 1 OF THE VILLAGE REDEVELOPMENT AREA.
CASE NAME: CARLSBAD BREWERY AND PUBLIC HOUSE
APN: 203-308-02, 12
CASE NO: RP 94-07(A)/CDP 94-08(A)
WHEREAS, on February 7, 1996, the Carlsbad Design Review
Board held a duly noticed public hearing to consider an amendment to Major
Redevelopment Permit (RP 94-07) and Coastal Development Permit (CDP 94
08) for the installation of a grain silo on the site of an existing microbrewery
and restaurant at 571 Carlsbad Village Drive and adopted Design Review
- Board Resolutions No. 243 and 244 recommending to the Housing and
Redevelopment Commission that the amendment to Major Redevelopment
Permit (RP 94-07) and Coastal Development Permit (CDP 94-08) be approved;
and
WHEREAS, the Housing and Redevelopment Commission of the
City of Carlsbad, did hold a duly noticed public hearing on April 9 ,
1996 to consider the recommendations and heard all persons interested in or
opposed to the amendment of Major Redevelopment Permit (RP 94-07) and
Coastal Development Permit (CDP 94-08); and
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HRC Resolution No. 277
1 Page 2
I WHEREAS, as result of an environmental review of the subject
project conducted pursuant to the Guidelines for Implementation of the
California Environmental Quality Act and the Environmental Protection
Ordinance of the City of Carlsbad, a finding was made that the environmental
effects of the project had already been considered in conjunction with
previously certified environmental documents for the Village Redevelopment
Plan;
NOW, THEREFORE, BE IT HEREBY RESOLVED, by the
Housing and Redevelopment Commission as follows:
1. That the foregoing recitations are true and correct.
2. The amendment to Major Redevelopment (RP 94-07) and
Coastal Development (CDP 94-08) Permits is approved as
shown on the Exhibits “A” - “C”, dated February 7, 1996,
and on file in the Housing and Redevelopment Department
and incorporated herein by this reference. Development
shall occur substantially as shown on the approved
exhibits. Any proposed development substantially different
from this approval shall require an amendment to this
approval.
3. The amendment to Major Redevelopment (RP 94-07) and
Coastal Development (CDP 94-08) Permits is approved as
indicated in Paragraph No. 2 above and subject to
conditions set forth in Design Review Board Resolution
Nos. 243 and 244 approved on February 7, 1996.
4. That this action is final the date this resolution is adopted
by the Housing and Redevelopment Commission. The
provision of Chapter 1.16 of the Carlsbad Municipal Code,
“Time Limits for Judicial Review” shall apply:
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HRC Resolution No. 277
Page 3
“NOTICE TO APPLICANT”
“This time within which judicial review of this decision must
be sought is governed by Code of Civil Procedure, Section
1094.6, which has been made applicable in the City of
Carlsbad by Carlsbad Municipal Code Chapter 1.16. Any
petition or other paper seeking judicial review must be filed
in the appropriate court not later than the ninetieth day
following the date on which this decision becomes final;
however, if within ten days after the decision becomes final
a request for the record of the proceedings accompanied
by the required deposit in an amount sufficient to cover the
estimated cost of preparation of such record, the time
within which such petition may be filed in court is extended
to not later than the thirtieth day following the date on
which the record is either personally delivered or mailed to
the party, or his attorney of record, if he has one. A written
request for the preparation of the record of the
proceedings shall be filed with the City Clerk, City of
Carlsbad, 1200 Carlsbad Village Drive, Carlsbad, California,
92008.”
PASSED, APPROVED, AND ADOPTED at a regular meeting
of the Housing and Redevelopment Commission of the City of Carlsbad,
California, held on the 9th day of APRIL , 1996 by the following vote to
wit:
AYES: Comis.siotiers Lewis, Nygaard, Kulchin, Finnila
NOES: None
ABSENT: None
ABSTAIN: Commdsti5oner
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- EXHIBIT 2
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 AT571
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 constimtes 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 offkes, 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.
. . .
DRB RESO 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.
2.
3.
4.
5.
. . .
. . .
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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c.
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 pahn 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 RESO NO. 243 -4-
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3.
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7.
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 over-pressure 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 & 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-
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DESIGN REVIEW BOARD RESOLUTION NO. 244
A RESOLUTION OF THE DESIGN REVIEW BOARD OF THE CITY
OF CARLSBAD, CALIFORNIA RECOMMENDING APPROVAL OF
A COASTAL DEVELOPMENT PERMIT TO ALLOW THE
INSTALLATION, AND USE, OF A GRAIN SILO AS AN
ACCESSORY STORAGE FACILITY AT 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: CDP 94-08(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 Coastal Development Permit 94-08(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 Coastal
Development Permit, CDP 94-08, based on the following findings and subject to the
following conditions:
FINDINGS:
1. 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.
2. 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 gram display containers, was found to be
consistent 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.
DRB RESO. NO. 244 -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.
CONDITIONS:
1. Approval is granted for CDP 94-08, 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.
2. Approval of CDP 94-08(A) is subject to approval of RP 94-07(A). All conditions
of RP 94-07(A) as contained in Design Review Board Resolution No. 243 dated
February 7, 1996, on file in the Housing and Redevelopment Department, are
incorporated herein by reference.
3. Approval of this request shall not excuse compliance with all sections of the
Zoning Ordinance, the Village Design Manual, and all other applicable City
ordinances in effect at the time of building permit issuance.
. . .
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. . .
. . . DRB RESO. NO. 244 -3-
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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 82 Vessey .
NOES: None.
ABSENT: None.
ABSTAIN: None.
KIM WELSHONS, CHAIRPERSON
DESIGN REVIEW BOARD
ATTEST:
6ifiizwKh
EVAN E. BECKER
HOUSING AND REDEVELOPMENT DIRECTOR
DRB RESO. NO. 244 -4-
EXHIBIT 3
PUBLIC
PARKING . . . . . . . . . . . 9: 0: $: P l-: g 2 : 2 2 i 2 : 5 sn . . . . . . . . . . .
:e
:E
;$
0 7
3 a
GRAND AVENUE
CARLSBAD VILLAGE DRIVE
CITY OF CARLSBAD
Site
4-J
PUBLIC
PARKING
N
W +-!I+ E
S
CARLSBAD BREWERY & PUBLIC HOUSE RP94-07(a)/CDP94-08(a)
a
Minutes of: dESIGN REVIEW BOARD
Time of Meeting: 500 P.M.
Date of Meeting: February 7,1996 Place of Meeting: CITY COUNCIL CHAMBERS
CALL TO ORDER:
EXHIBIT 4
Chairper&%? Welshons called the Reguiar Meeting to order at 5:04 p.m.
PLEDGE OF ALLEGIANCE:
The pledge of allegiance was led by Memb8r Savary.
ROLL CALL:
Present: Chairperson Welshons, Members Compas, Marquez, Savary, and Vessey
Staff Present: Evan Becker, Housing and Redevelopment Dir&tor
Michael Holzmiller, Planning birector
Debbie Fountain. Senior Management Analyst
Rich Rudolf, Assistant City Attorney
Pat Kelley, Principal Building Inspector
COMMENTS FROM THE AUDIENCE ON II-EMS NOT LISTED ON THE AGENDA:
There were no comments from the audience.
APPROVAL OF MINUTES:
ACTION: Motlon by Member Gompas, and duly seconded, to approve the Minutes of the
Regular Meeting of November 1,l QQ5, as submitted.
VOTE: 4-O
AYES: Compas. Savary, Vessey. Welshon. NOES: None
ABSTAIN: None
NEW BUSINESS:
1. RP 9407(A)/CDP 94-08(A) - CARLSBAD VtLLAGE BREWERY AND PUBLIC HOUSE - Request to
approve an amendment to Major R8d8VelOpRI8~ Permit 94-07 and Coastal Development Permit
94-08 to allow use of a grain silo in conjunction with operations of an existing restaurant and
microbrewery located 81571 Cartsbad Village Drive on the southwest comer of Cartsbad Village Drive and Roosevelt Street in SubArea 1 of the Village Redevelopmenl Plan
Chairperson Welshons advised the applicant that they have the right to be heard before 8 full Board. Brett
Redmayne-Titley, 4553 Cove Drive #2, applicant, stated that he would prefer to be heard tonight.
Member Maquez arrived at 5110 p.m.
Debbie Fountain, Senior Management Analyst, revlewed the background of the request and stated that the
original plans for the project indicated that there would be four (4) grain display container8 (permitted accessory storage structures) localed parallel to the rear of the extsting building. These container8 wer8 to
be no larger than two and one half feet in diameter and no taller than the existing building. The one large
grain silo that was actually Installed on the site is approximately nine feet in diameter and several feet taller
,... .._, ..-
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DESIGN REVIEW BOARD February 7,1996 Page 2
than the existing building. il was delermlned by staff thal the grain silo actually installed on the site was a
design feature change which should have been disclosed by the applicant prior to action being taken by the
Housing and Redevelopment Commission on the previously approved project site plan. The applicant was
Informed lhat an amendment would be required before the grain silo could be permanently installed on the
site as an accessory struclure and utilbed for operations of the new reslaurant and microbrewery.
Photographs of the grain silo are included in the staff report.
Staff has been working with lhe applicant to process an amendment for the subject permit. Ms. Fountain
stated that staff is recommending approval subject to the following conditions: (1) the height of the silo
must be reduced to 21 ft. and may not be taller lhan the building; (2) the silo must be relocated west of its
current location by at least 7 ft.; (3) the landscape area to the rear of the building and adjacent to the public
sidewalk must be expanded, with the addition of al least one large palm tree; (4) a 6 ft. l&tic% fencing, In a color to match the existing building, and flowering vines for screening must be added to enclose the bottom
of the silo; and (5) if the brewery goes out of business, the grain silo must be removed.
The Board asked various questions about the silo and how it is used. There was some concern that the
brewery was allowed to open for business before he silo matter was resolved.
Chairperson Welshons invlted the applicant to speak.
Brett Redmayne-Titley, 4553 Cove Drfve $2, applicant, addressed the E3oatd and stated that E silo is
necessary for the storage of grain. The silo is clean and efficient because it is off the ground and prevents
rodents. The grain is currently being stored in a temporary container which is unsightly. The brewery
prepares two batches of beer each week. Each run requires 1,000 Ibs. of grain. Mr. Redmayne-Titley stated that he had always intended to have #is one large silo and doesn’t know why the plans showed four
small silos instead of the one large silo. He apologized for the oversight.
Afler his presentation, Board members asked the applicant questions about the construction of the silo and
how it Is used.
Chairperson Welshons opened the public testimony and issued the invitation to speak.
There being no other persons desiring lo address the Board on this topic, Chairperson Welshons declared
the public testimony closed and opened the item for discussion among the Board members.
The Board discussed landscape issues and Condilion 412 which allows advertising on the silo with prior
approval.
ACTION: Motion by Member Compas, and duly seconded, to adopt Resolution No. 243 and 244
recommending approval by the Housing and Redevelopment Commission of an amendment to Major Redevelopment Permit 94-07 and COastal Development Pemrit
94-08 to allow use of a grain silo, as an accessory storage facility, in conjunction with
operations of an existing restaurant and microbrewery located at 571 Carfsbad Village
Drive, with a modification to Condition #8 of Resolution No. 243 changing the word
‘western’ to “eastern.”
ACTION: Motion by Member Savaty. and duly seconded, to modify Condition #I2 of Resolution
No. 243 adding a period after the words vmin Silo’ on line one and deleting the
remainder of the paragraph. VOTE: 5-O (Amendment passes) AYES: Compas, Maquez, Savary, Vessey. Welshons
NOES: None ABSTAIN: None
RECONSTRL’CTIVE SURGERY OF THE IAL% - __--._----
SHELDON I. BROCKETT D.D.S.. INC. FRANK PAVEL. D.D.S.. INC.
WILLIAM E. HENDRIX. D.D.S.
FRANK L. PAVEL. D.M.D.
306 WALNUT * SUITE 26 * SAN DIEGO, CA 92103-4936 * (619) 299-3320 I.50 W. MADISON 9 EL CAJON, CA 92020-3491 - (619) 588-4011
- EXHIBIT 5
Staff: Debbie Fountain
Date:
TO:
FROM:
SUBJECT:
February 7,1996
DESIGN REVIEW BOARD
HOUSING AND REDEVELOPMENT DEPARTMENT
RP 94-07(aI/CDP 94-08(a) - CARLSBAD VILLAGE BREWERY AND
PUBLIC HOUSE - Request to approve an amendment to Major
Redevelopment Permit 94-07 and Coastal Development Permit 94-08
to allow use of a grain silo in conjunction with operations of an existing
restaurant and microbrewery located at 571 Carlsbad Village Drive 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.243 and 244
recommending approval by the Housing and Redevelopment Commission of an
amendment to Major Redevelopment Permit 94-07 and Coastal Development Permit 94
08 to allow use of a grain silo, as an accessory Storage facility, in conjunction with
operations of an existing restaurant and microbrewery located at 571 Carlsbad Village
Drive.
II. PROJECT DESCRIPTION AND BACKGROUND
On March 1, 1995, the Design Review Board recommended approval of a Major
Redevelopment Permit and Coastal Development Permit to allow a change in land use
from the previous retail bakery to a restaurant/microbrewery. The Housing and
Redevelopment Commission approved the subject permits for the project on April 4,
1995.
The project included 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 added adjacent to the west side of the building. The site work also
included the creation of 34 on-site parking spaces and addition of landscaping.
The original plans indicated that there would be four (4) grain display containers,
permitted accessory storage structures, located parallel to the rear of the existing
building, These containers were to be no larger than two and one half feet in diameter
and no taller than the existing building. The one large grain silo that was actually installed
on the site is approximately ten (10) feet in diameter and several feet taller than the
existing building. It was determined by staff that the grain silo actually installed on the
site was a design feature change which should have been disclosed by the applicant
prior to action being taken by the Housing and Redevelopment Commission on the RP
94-07(a)/CDP 94-08(a)
February 7, 1996
Page 2
previously approved project site plan. The applicant was informed that an amendment
to the previously approved redevelopment and coastal development permits would be
required before the grain silo could be permanently installed on the site as an accessory
structure and utilized for operations of the new restaurant and microbrewery. Staff has
been working with the applicant since July, 1995 to obtain the documents necessary to
process an amendment to the subject permits for the large grain silo as an accessory
structure to the existing permitted use of a restaurant and microbrewery.
The applicant is requesting an amendment to the major redevelopment permit and
coastal development permit for the restaurantlmicrobrewery to allow the single large silo,
which is currently located on the site, as an architectural/design feature of, and
accessory structure for, the restaurant building and functional, but incidental, component
of the microbrewery. Staff agreed to recommend approval of the existing large silo with
the following conditions:
1.
2.
3.
4.
Ill.
The height of the silo must be reduced to 21 feet. The silo shall not be taller than
the building.
The silo must be relocated towards the center of the building (west of its current
location) by at least seven (7) feet.
The landscape area to the rear of the building and adjacent to the public sidewalk
must be expanded with the addition of at least one large palm tree.
A six foot lattice fencing, in a color to match the stucco on the existing building,
must be added 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.
VILLAGE DESIGN MANUAL, LOCAL COASTAL PLAN AND REDEVELOPMENT
PLAN CONSISTENCY
Under the original permit, the land use was found to be consistent with the Village
Design Manual/Local Coastal Plan and Redevelopment Plan for the Village
Redevelopment Area. The addition of the large grain silo 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 is consistent with, the Village Design Manual,
Local Coastal Program and Redevelopment Plan for the Village Redevelopment Area.
. RP 94-07(a)/CDP 94-08(a)
February 7, 1996
Page 3
IV. GENERAL PLAN CONSISTENCY
The project was previously found to be consistent with the goals and objectives of the
various elements of the General Plan. The addition of the large grain silo does not reflect
a change to the land use which would impact this consistency finding because the
accessory use represented by the grain silo, or storage facility, is permitted by the Village
Design Manual, Local Coastal Program, Redevelopment Plan, and ultimately, the City of
Carlsbad’s General Plan.
V. PARKING ANALYSIS AND ZONING ORDINANCE COMPLIANCE
The addition of the large grain silo, as an accessory structure, will have no impact on
parking for the restaurant and microbrewery. It does not create a need or requirement
for additional parking or reduce the number of parking spaces to be provided on site for
the previously approved restaurant and microbrewery.
The restaurant/microbrewery is meeting its parking requirement for the restaurant and
microbrewery by providing thirty-four (34) on-site parking spaces and subleasing seven
(7) parking spaces from the Agency for as long as the parking is required for the
approved use.
VI. ENVIRONMENTAL REVIEiW
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 on the site. The
installation of the new single, large grain silo on the site, as an accessory structure,
replaces the previously approved grain containers. The change is grain containers does
not reflect a change in land use or building structure which would result in additional
environmental review requirements for the project.
VII. CONCLUSION
Staff supports the amendment to the subject redevelopment and coastal development
permits to add the large grain silo, as a permitted accessory storage facility, subject to
the conditions outlined within this report and set forth within the attached Design Review
Board Resolutions. Therefore, staff recommends that the Design Review Board take
action to approve a recommendation to the Housing and Redevelopment Commission
. RP 94-07(a)/CDP 94-08(a)
February 7, 1996
Page 4
for approval of the amendment to the redevelopment and coastal development permits
related to this project.
EXHIBITS:
l- Design Review Board Resolution Nos. 243 and 244 recommending approval of
the amendments to 94-07 and CDP 94-08, respectively.
2- Location Map.
3- Background Data Sheet, Project Description, and Disclosure Statement.
4- Exhibits “A” - “c”, dated February 7, 1996 (on file in the Housing and
Redevelopment Department).
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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/MICROBRRY
ON PROPERTY LOCATED AT 571 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).
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DRB Resolution No. 243
Page 2
NOW, THEREFORE, BE IT HEREBY RESOLVED, by the Design
Review Board as follows:
1. That the foregoing recitations are true and correct.
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 gram 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 Gram 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.
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DRB Resolution No.243
Page 3
*,.
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 be
consistent 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.
5. 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.
6. The original restauranb’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.
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DRB Resolution No. 243
Page 4
GENERAL AND PLANNING CONDITIONS:
1.
2.
3.
4.
5.
6.
7.
8.
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 buildiig.
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
a 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 pahn tree.
A six foot (6’) tall lattice fence, in a color to match the stucco on the
existing restaurantimicrobrewery 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.
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DRB RESO. NO. 243
Page 5
9. 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.
10. 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.
11. All landscaped areas shall be maintained in a healthy and thriving condition, free
from weeds, trash and debris.
12. No advertising or signs shall be placed on the Grain Silo without prior
approval of the Housing and Redevelopment Director. Any signs proposed for
the Grain Silo shall at a minimum be designed in conformance with the City’s
Sign Ordinance and shall require review and approval of the Housing and
Redevelopment Director prior to installation of such signs.
13. If the microbrewery portion of the restaurant operation is removed from the
building and/or the restaurantlmicrobrewery 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.
14. This approval shah 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. AU 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.
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DRB Resolution No. 243
Page 6
3. The applicant shall pay a landscape plan check and inspection fee as
required by Section 10.08.050 of the Carlsbad Municipal Code.
4.
5.
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7.
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
over-pressure 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:
AYE!&
NOES:
ABSENT:
ABSTAIN:
KIM WELSHONS, CHAIRPERSON
DESIGN REVIEW BOARD
ATTEST:
EVAN E. BECKER,
HOUSING AND REDEVELOPMENT DIRECTOR
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DESIGN REVIEW BOARD RESOLUTION NO. 244
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A RESOLUTION OF THE DESIGN REVIEW BOARD OF THE
CITY OF CARLSBAD, CALIFORNIA RECOMMENDING
APPROVAL OF A COASTAL DEVELOPMENT PERMIT TO
ALLOW THE INSTALLATION, AND USE, OF A GRAIN SILO AS
AN ACCESSORY STORAGE FACILITY AT AN EXISTING
RESTAURANT/MICROBREWERY ON PROPERTY LOCATED AT
571 CARLSBAD VTLLAGE DRIVE ON THE SOUTHWEST
CORNER OF ROOSEVELT STREET AND CARLSBAD VILLAGE
DRIVE.
CASE NAME: CARLSBAD VlLLAGE BREWERY AND PUBLIC
HOUSE APN: 203-306-02, 12
CASE NO: CDP 94-08(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
15 ’ Title 21 of the Carlsbad Municipal Code; and
16 WHEREAS, pursuant to the provisions of the Municipal Code, the Design
17 Review Board, on the 7th day of February, 1996, did hold a duly noticed public hearing
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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
25 Board considered all factors relating to Coastal Development Permit 94-08(A).
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DRB Resolution No. 244
Page 2
NOW, ‘THEREFORE, BE IT HEREBY RESOLVED, by the Design
Review Board as follows:
1.
2.
That the foregoing recitations are true and correct.
That based on the evidence presented at the public hearing,’ the
Design Review Board hereby recommends APPROVAL of an
amendment to Coastal Development Permit, CDP 94-08, based on
the following findings and subject to the following conditions:
FINDINGS:
1, 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
gram 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.
2. 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.
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DRB Resolution No.244
Page 3
3. The original project was found to be consistent with the City’s Growth
Management Ordinance because the project was conditionefl 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 be
consistent 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.
5. 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.
6. 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 gram 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.
. . . .
DRB Resolution No. 244
1 Page 4
2 CONDITIONS:
3
4
5
6
7
8
9
10
11
1. Approval is granted for CDP 94-08, 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.
2. Approval of CDP 94-08(A) is subject to approval of RP 94-07(A). All
conditions of RP 94-07(A) as contained in Design Review Board Resolution No. 243 dated February 7, 1996, on file in the Housing and
Redevelopment Department, are incorporated herein by reference.
3. Approval of this request shall not excuse compliance with all sections of
the Zoning Ordinance, the Village Design Manual, and all other applicable
City ordinances in effect at the time of building permit issuance.
12 PASSED, APPROVED, AND ADOPTED at a regular meeting of the
13 Design Review Board of the City of Carlsbad, California, held on the 7th day of
14 February, 1996 by the following vote to wit:
15 AYES:
16 NOES:
17
18 ABSENT:
ABSTAIN:
21
22
23 ATTEST:
KIM WELSHONS, CHAIRPERSON
DESIGN REVJEW BOARD
24
25 EVAN E. BECKER,
HOUSING AND REDEVELOPMENT DIRECTOR
26
27
20
PUBLIC
PARKING . . . .
l
.
.
.
.
.
.
. . . . . . . . . . :n :n :$
GRAND AVENUE
CARLSBAD VILLAGE DRIVE
CITY OF CARLSBAD
Site
t--J
EXHIBIT 2
PUBLIC
PARKING
N
W +I+ E
S
CARLSBAD BREWERY & PUBLIC HOUSE RP94-07(a)/CDP94-08(a)
m
3
- BACKGROUND DATA SHEET EXHIBIT 3
r CASE NO.: RP 94-07(A)/CDP 94-08(A) CASE NAME: Carlsbad Brewerv and Public House -
APPLICANT: Brett Redmavne-Titlev
REQUEST AND LOCATION: Addition of a larse Grain Silo (21 feet tall; 20 feet diameter) on site of existins restaurant and microbrewerv buildins.
LEGAL DESCRIPTION: The northeasterlv 80 feet of lots 17 thru 19 in Block 33 and all of lots 20, 21, and 22 in Block 33 of Citv of Carlsbad, Countv of San Dieqo, State of California, accordins to maps thereof No. 775 and 535, filed in the Office of the Countv Recorder of San Dieso County, Februarv 15, 1894 and Mav 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)
Zoninq Land Use
Site V-R Commercial Building, Retail
North V-R Commercial Buildins, Retail
South V-R' Commercial Buildins, Retail
East V-R Commercial Buildins, Bank
West V-R Commercial Buildins, Retail
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
PROJECT DESCRIPTION/EXPLANATION
PROJECT NAME: CARLSBAD BREWERY AND PUBLIC HOUSE
APPLICANT NAME: BRETT REDMAYNE-TITLEY
Please describe fully the proposed project. Include any details necessary to
adequately explain the scope and/or operation of the proposed project. You may also
include any background information and supporting statements regarding the reasons
for, or appropriateness of, the application. Use an addendum sheet if necessary.
Description/Explanation:
Due to the fact that a large grain silo is more efficient for operations of a
microbrewery, the Carlsbad Brewery and Public House would like to revise its Major
Redevelopment Permit and Coastal Development Permit to delete the previously
approved four small “grain display iners” and add one large grain silo indicated
on our plans. This large grain silo eet in diameter and will be no taller than the
existing restaurant building upon
This grain silo is necessary to store th
on the site in a safe and healthy mann
See attached pictures.
L ..,; ‘“2 ‘Ly
+J -JI
.
I I
i I
View of Grain Silo from West
.
DISCLOSURE STATEMENT
A?PWXKT’S fTATEME%T CF 2lSCLOSURE OF CERTAIN OWNERSHIP INTERESTS ON AU. APPLICATIONS WHICH WILL REQUIFE
~ISCAETIO~GA~Y ACTION ON T&E PAF?T Of WE Cd-l-f COUNCIL OR ANY APPOINTED BCAAD. COMMISSION OR CCMf&-l-7EE.
(Please Print)
The following information must be disclosed:
1. Applicant
List the names and addresses of all persons having a financial interest in the application.
GINA MARSPGUA
* 9205cl I?? R3 CA~~IEL vmm Fad- e217 saml l3mac3Icd- 92130 *
V\Na? MRu.RSAGL\R
mi+AhJSFY f?m .
Qrcqo Ia* q’2131,
List the names and addresses of all persons having any ownership interest in the property involved.
\<IM h.i RFISAK . . ROEEFO- E. PETER>
11’57 ikti11U6 CtiAV 19417 VICTORY f3yQ .
CPmy&&pD!CA ? . 2&B=j RFSEI>A !CA . ql33S
3. If any person identified pursuant to (1) or (2) 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.
6Rlz7-l. REDMAVNE -TITCEV KIM M . RASAK
VINCE MRl2c5RCLJR OR. Ro&x-r ? f& ERC . T
(1;LbrPk NRRaRC%I IR C ARK .aFAl3 V ICLAGtz PAW h!as
CEt-l&Rac PPRTMms
4. lf any person identitled pursuant to (1) or (2) above is a non-profit organization or a trust, list the names and
addresses of any person serving as officer or director of the non-profit organization or as trustee or beneficiary
of the trust.
FRMow13 wo
2075 Las Palinas Drive * Carlsbad, California 920094859 l (619) 436-l 161
c
Disclosure Statement
(Over)
Page 2
5. Have you had more than $250 worth of business transacted with any member of City staff, Ecarcs
Commissions, Committees and Council within the past twelve months?
Yes - No x If yes, please indicate person(s)
Person is dofined aa: ‘Any individual. firm. copannsrrhip. jOiMvOnturo. urociation. social club. ftalrmal orgamzation. corporation. l state. Irust.
recw~or. ryndicato. Thor and any other county, and county. municqrliy. dirtrid 08 other political rubdivwon. of any ottwt group or
combmotion acting a8 a unR* I
(NOTE: Attach additional pages as necessary.) E
KIM M. RmAK
Print or type name of owner
mt; I A. R&cwfwhJ& -7-n-LW
Print of type name of applicant
~I+ECARL~OAO &GU&W =b f-&E HQZ+E
FRMo0013 8/90
PROOF OF PUBLICATION
(2010 8 2011 C.C.P.)
This space is for the County Clerk’s Filing Stamp
STATE OF CALIFORNIA
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 the principal clerk of the printer of
North County Times Proof of Publication of
formerly known as the Blade-Citizen and The
Times-Advocate and which newspapers have been
adjudged newspapers of general circulation by the
Superior Court of the County of San Diego, State of
California, under the dates of June 30, 1989
(Blade-Citizen) and June 21, 1974 (Times-
Advocate) case number 171349 (Blade-Citizen)
and case number 172171 (The Times-Advocate)
for the cities of Escondido, Oceanside, Carlsbad,
Solana Beach and the North County Judicial
District; that the notice of which the annexed is a
printed copy (set in type not smaller than
nonpareil), has been published in each regular and
entire issue of said newspaper and not in any
supplement thereof on the following dates, to-wit:
Notice of Public Hearing -~~----------------~----~~
NOTICE OF PUBLIC HEARING
RP 94-7 (A) / CDP 94-8 (A)
CARLSBAD VIUAGE BREWERY AND PUBUC HOW
Ifyouhaveanyqu8hmst8gmdiqhiimalW,plmsecnnlarlWhtiinlha Hdq ond Mowkqmn Ooporhnont, @ ~61914342935.
March 29, 1996
I certify (or declare) under penalty of perjury that
the foregoing is true and correct.
Dated at California, this 29th day
of March, 1996
1 /'-' f--d< _
?-
'i/t 4fg.q - LL c; ----- _---_---------__------ Signature
NORTH COUNTY TIMES
Legal Advertising
NOTlCf IS HERfRY ALSO GIVEN thd he fhtni oapatmsnl has &mid that tha wrimnmonldofl~ofh~tidavriY~whovednody~”~h mnjtueoo with previously wiifbd -owironnentpI documents, md, herefwe, I oddii otlvird roviow will be roqirod.
mu(M(p.caMmld~Brarrayond~Nouso CMISRM HOlJYNG AND REONMPMENl COMMfSSlON legal 46308 Morrh 29,1996
. f
.
NOTICE OF PUBLIC HEARING
RP 94=7tA)/C!DP 94=8(A) - CARLSBAD VILLAGE BREWERY AND PUBLIC HOUSE
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 Carlsbad Village Drive, Carlsbad, California, at 6:00 p.m., on Tuesday, April 9, 1996, to consider an application for an amendment to a Major Redevelopment Permit and Coastal Development Permit to allow the installation and use of a large Grain Silo (21 feet tall, 20 feet in diameter) at the site of an existing restaurant and microbrewery on property located at 571 Carlsbad Village Drive, on the southwest corner of Roosevelt Street and Carlsbad Village Drive, in the Village Redevelopment Area and more particularly described as:
A portion of Block 33, lots 17 thru 19 of Carlsbad Lands, according to Map No. 775, filed in the Office of the San Diego County Recorder.
If you have any questions regarding this matter, please contact Debbie Fountain in the Housing and Redevelopment Department, at (619) 434-2935.
If you challenge the amendment to the Major Redevelopment Permit and/or Coastal Development Permit in court, you may be limited to raising only those issues raised by you or someone else at the public hearing described in this notice, or in written correspondence delivered to the City of Carlsbad City Clerk's Office at, or prior to, the public hearing.
NOTICE IS HEREBY ALSO GIVEN that the Planning Department has determined that the environmental effects of the project described above have already been considered in conjunction with previously certified environmental documents, and, therefore, no additional environmental review will be required.
APPLICANT: Carlsbad Village Brewery and Public House PUBLISH: March 29, 1996
CARLSBAD HOUSING AND REDEVELOPMENT COMMISSION
. . . . . . . . . . . . . . . . . * . . . . . . . . . . . . . . . . . . . . . . .
0 i
5 a
PUBLIC
PARKING
0 i
5 a
GRAND AVENUE
CARLSBAD VILLAGE DRIVE
CITY OF CARLSBAD
PUBLIC
PARKING
CARLSBAD BREWERY & PUBLIC HOUSE RP94-07(a)/CDP94-08(a)
-\
Violet Wiehle Frances Smith
Family Wiehle A Wiehle Trust John Davis III
395 Carlsbad Village Dr 395 Carlsbad Village Dr PO Box 864
Carlsbad, CA 92008 Carlsbad, CA 92008 , Carlsbad, CA 92018
Ester Ahronee 4440 Cather Ave
San Diego, CA 92122
Donald Macdonald Jean Macdonald 2016 Sheridan Rd
Encinitas, CA 92024
John Grant & Mary Grant
7173 Obelisco Cir
Carlsbad, CA 92009
Ophelia Garcia Leo & Dianna Pacheco
2960 State St 2100 Chestnut Ave
Carlsbad, CA 92008 Carlsbad, CA 92008
Carol Anderson 4783 Flying Cloud Way Carlsbad, CA 92008
MISSION SQUARE SHOPPING Harold Clarke Marvin Humphreys
MISSION SQUARE SHOPP Catherine Clarke Idella Humphreys 1691 Caminito Aliviado 824 Caminito De1 Reposo 140 Acacia Ave La Jolla, CA 92037 Carlsbad, CA 92009 Carlsbad, CA 92008
Thelma Williams 3162 Carlsbad Blvd Carlsbad, CA 92008
Frederick Wood
Clark & Shelley Knapp Uno Kaskla
215 W Palm St PO Box 2794
San Diego, CA 92103 Beverly Hills, CA 90213
Lear & Ophira Lakritz
Roy Boyer CARLSBAD EQUITY PROPERTI Elisha & Dafn Gilboa
602 S Pacific St 2965 Roosevelt St 1308 Wakeham Ave
Oceanside, CA 92054 Carlsbad, CA 92008 Santa Ana, CA 92705
Lisa Nelson Judith Chesner
NORTH S D COUNTY TRANSIT Lisa Nelson Leland Heffner
399 Carlsbad Village Dr 911 Rivertree Dr 1720 N Gower St
Carlsbad, CA 92008 Oceanside, CA 92054 Los Angeles, CA 90028
Family Baumgartner 6539 Corintia St Carlsbad, CA 92009
CITY OF CARLSBAD Public Agency CA
PETERS 1993 LIVING
PO Box 1091 Cardiff, CA 92007
Intervivos Krenzel
20325 Ranch0 Villa Rd
Ramona, CA 92065
George & Jackye Willis 2050 Laurie Cir
Carlsbad, CA 92008
Rosalie Kopp Mary Barry
PO Box 764
Oceanside, CA 92049
Bill & Laura1 Ryburn
2019 Ester0 St
Oceanside, CA 92054
Nadya Guzelimian Zaven & Ana Balian PO Box 206 Solana Beach, CA 92075
Kathleen Clark 3060 State St Carlsbad, CA 92008
Shirley Delucchi 3080 State St (L Carlsbad, CA 92008
Lawrence Successor Kelly ISRAWI BROTHERS
640 Grand Ave 425 N Arden Blvd
Carlsbad, CA / 92008 Los Angeles, CA 90004
Veblen Vermilyea HOME SAVINGS & LOAN ASSN Veblen Vermilyea CARLSBAD REDEVELOPMENT A
4900 Rivergrade Rd #550 645 Grand Ave : 2936 Roosevelt St Irwindale, CA 91706 Carlsbad, CA 92008 Carlsbad, CA 92008
Oakley Parker John & Nina Gordon
3215 Maezel Ln PO Box 1055
Carlsbad, CA 92008 Cardiff, CA 92007
GREAT WESTERN BANK
9200 Oakdale Ave
Chatsworth, CA 91311
HOUSING & REDEVELOPMENT
405 Oak Ave
Carlsbad, CA 92008
Walker-Gilbert
4350 Highland Dr
Carlsbad, CA 92008
Mark & Mary Gombar John & Barb Gombar PO Box 1667
Carlsbad, CA 92018
John Nobel 7714 Esterel Dr La Jolla, CA 92037
Family McComas
1265 Cynthia Ln
Carlsbad, CA 92008
Leon Per1
215 N Palm Dr
Beverly Hills, CA 90210
John Montalbano
SECURITY PACIFIC NATIONA BANK OF AMERICA NT & SA Ann Samuels
PO Box 230926 PO Box 37000 20 N Raymond Ave
Encinitas, CA 92023 San Francisco, CA 94137 Pasadena, CA 91103
Sims
2820 Wilson St
Carlsbad, CA 92008
CARLSBAD VILLAGE PARTNER CARLSBAD VILLAGE PAR
7752 Anillo Way
Carlsbad, CA 92009
Sara Morales
305 Date Ave
Carlsbad, CA 92008
Gilbert Acuna
91 Maynard Ave
Newbury Park, CA 91320
Ilario & Marie Manno 3067 Roosevelt St Carlsbad, CA 92008
Richard Madama
Vista Mar
PO Box 1481
Carlsbad, CA 92018
Vista Mar Marion Williams KFC NATIONAL MANAGEMENT
PO Box 1481 2871 Cottingham St PO Box 35910 Carlsbad, CA 92018 Oceanside, CA 92054 Louisville, KY 40232
Matthew Hall
Nancy Hall
2604B El Camino Real
#334
Carlsbad, CA 92008
Thomas Vigne Thomas Monreal Jr. 505 Oak Ave 3160 Roosevelt St Carlsbad, CA 92008 Carlsbad, CA 92008
Shaune Jessica Du 3150 Roosevelt St Carlsbad, CA 92008
BOYS & GIRLS CLUB OF CAR PO Box 913 Carlsbad, CA 92018
Nancy Hall Joseph & Ma Martin 2604B El Camino Real #334 Carlsbad, CA 92008
Sheldon Brockett 4522 Trias St San Diego, CA 92103
Edward Nevares Ronald Nevares 3135 Roosevelt St
Carlsbad, CA 92008
Brett Redmayne-Titley Carlsbad Brewery 571 Carlsbad Village DR. Carlsbad, Ca. 92008
PROVIDENT BANK
PO Box 52085
Phoenix, AZ 85072
Joyce James
3931 Garfield St
Carlsbad, CA 92008
f
NOTICE OF PUBLIC HEARING
CARLSBAD VILLAGE BREWERY AND PUBLIC HOUSE
NOTICE IS HEREBY GIVEN that the Design Review Board of the City of Carlsbad will hold a public hearing at the Council Chambers, 1200 Carlsbad Village Drive, Carlsbad, California at 5:OOpm on Wednesday, February 7, 1996 to consider approval of an amendment to Major Redevelopment Permit (94-07A) and Coastal Development Permit (94-08A) to allow the installation and use of a large Grain Silo (21 feet tall, 20 feet in diameter) at the site of an existing restaurant and microbrewery on property located at 571 Carlsbad Village Drive on the southwest corner of Roosevelt Street and Carlsbad Village Drive in the Village Redevelopment Area and more particularly described as:
A portion of Block 33, lots 17 thrlr 19 of Carlsbad Lands, according to Map No. 775, filed in
the Office of the County Recorder, in the City of Carlsbad, County of San Diego, State of California.
Those persons wishing to speak on this proposal are cordially invited to attend the public hearing. Copies of the staff report will be available on and after February 1, 1996. If you have any questions, please contact Debbie Fountain in the Housing and Redevelopment Department at 434-2935.
If you challenge the amendment to the Major Redevelopment Permit or Coastal Development Permit in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice or in written correspondence delivered to the City of Carlsbad at or prior to the public hearing.
NOTICE IS HEREBY ALSO GIVEN that the Planning Department has determined that the environmental effects of the project described above have already been considered in conjunction with previously certified environmental docu- ments and, therefore, no additional environmental review will be required.
Case File: RP 94-07(A)/CDP 94-08(A)
Case Name: Carlsbad Village Brewery and Public House
(PLEASE SEE OTHER SIDE FOR MAP)
2965 Roosevelt St., Ste. B l Carlsbad, CA 92008-2389 l (619) 434-281 O/281 1 l FAX (619) 720-2037 6B
. * March 12, 1996
TO: CITY CLERK’S OFFICE
FROM: HOUSING AND REDEVELOPMENT DEPARTMENT
RE: PUBLIC HEARING REQUEST
Attached are the materials necessary for you to notice an amendment to Maior
Redevelopment Permit (94-07) and Coastal Development Permit (94-08) for a grain
silo at the Carlsbad Brewers & Public House for a public hearing before the Housing
and Redevelopment Commission.
Please notice the item for a Commission meeting on date selected bv Citv Manaoer.
Thank you.
Cbhrnum evel$dht Director
7-13-76
DATE