HomeMy WebLinkAbout2015-05-20; Planning Commission; ; CUP 15-01 - PALOMAR BREWING COMPANY
The City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
Item No.
Application complete date: March 23, 2015
P.C. AGENDA OF: May 20, 2015 Project Planner: Chris Garcia
Project Engineer: Jason Geldert
SUBJECT: CUP 15-01 – PALOMAR BREWING COMPANY – Request for a Conditional Use Permit to
allow Palomar Brewing Company to operate a brewery and tasting room in an existing
office/industrial building on property located at 2719 Loker Avenue West, Suite D, in the
P-M Zone and in Local Facilities Management Zone 5. The City Planner has determined
that this project is exempt from the requirements of the California Environmental
Quality Act (CEQA) per Section 15301, “Existing Facilities,” of the State CEQA Guidelines
and will not have any adverse significant impact on the environment. A Notice of
Exemption shall be filed with the County Clerk upon approval of this project.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7100 RECOMMENDING
APPROVAL of CUP 15-01, based upon the findings and subject to the conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
This application is a request for a Conditional Use Permit to allow a brewery and tasting room to operate
in a 3,280 square foot suite (Suite D) within an existing office/industrial building on property located at
2719 Loker Avenue West, in the P-M Zone. Interior tenant improvements are proposed for this project
and there are no proposed improvements to the exterior of the building. The General Plan Land Use
designation for the site is Planned Industrial (PI) and the Zoning designation for the site is Planned
Industrial (P-M). The project site consists of six buildings on individual lots with a common lot mostly
containing parking areas and landscaping. One of the six buildings is further subdivided into four air-
space condominiums with the brewery and tasting room proposed in one of the four air-space units.
The entire project site consists of office and industrial uses, with a retail gun store in an adjacent
building. Please see Attachment 4 for a list of current businesses on-site and their operating hours.
The proposed 3,280 square foot brewery is broken down into 1,847 s.f. of warehouse, 541 s.f. of
manufacturing, 242 s.f. of office and a 650 s.f. retail tasting room. The proposed hours of operation of
the tasting room are as follows: Wednesdays 4 pm – 8 pm, Thursdays 4 pm – 9 pm, Fridays 4 pm – 10
pm, Saturdays 1 pm – 10 pm, Sundays 1 pm – 7 pm and closed Mondays and Tuesdays.
The project is compatible with the surrounding uses in that a brewery is a manufacturing use that is
permitted by right use in the Planned Industrial zone. A brewery with an accessory retail sales and
tasting room area is a conditionally permitted use subject to City Council approval. However, as stated
above, the hours of operation for the retail tasting room are largely outside of the typical business hours
for other industrial and office uses at the site and in the surrounding area. Although a retail gun store
on the site will also be open during these hours, each use has satisfied the required parking on-site and
will be able to operate simultaneously. Additionally, there is no separation requirement between a
retail gun store and a brewery with a tasting room. The project has been conditioned to obtain and
keep a valid license from the California Department of Alcoholic Beverage Control.
1
CUP 15-01 – PALOMAR BREWING COMPANY
May 20, 2015
Page 2
Table A below includes the General Plan designations, zoning and current land uses of the project site
and surrounding properties.
TABLE A – GENERAL PLAN, ZONING AND LAND USE
Location General Plan Designation Zoning Current Land Use
Site Planned Industrial – PI Planned Industrial – PM Office, Manufacturing,
Warehousing, Retail.
North Planned Industrial – PI Planned Industrial – PM Office, Manufacturing,
Warehousing.
South Planned Industrial – PI Planned Industrial – PM Office, Manufacturing,
Warehousing.
East Planned Industrial – PI Planned Industrial – PM Office, Manufacturing,
Warehousing.
West Planned Industrial – PI Planned Industrial – PM
Office, Manufacturing,
Warehousing, Retail Shopping
Center.
III. ANALYSIS
The proposed project is subject to the following plans, ordinances, standards, and policies:
A. Planned Industrial (PI) General Plan Land Use Designation;
B. Planned Industrial (P-M) Zone (C.M.C. Chapter 21.34);
C. Parking Ordinance (C.M.C. Chapter 21.44);
D. Conditional Use Permit Regulations (C.M.C. Chapter 21.42); and
E. Growth Management Ordinance (C.M.C. Chapter 21.90).
The recommendation for approval of this project was developed by analyzing the project’s consistency
with the applicable regulations and policies. The project’s compliance with each of the above
regulations is discussed in the sections below.
A. General Plan Compliance (Planned Industrial Land Use Designation)
The site has a General Plan Land Use designation of Planned Industrial (PI) and the project complies with
the General Plan. Carlsbad General Plan Land Use Element, Industrial Implementing Policy C.9, states
the following: “Include provisions in the Planned Industrial (P-M) zone for ancillary commercial/retail,
office, places of worship, recreational, and other service uses. These include, but are not limited to,
commercial/retail services which are accessory to the primary use, conference facilities, churches,
daycare centers, recreational facilities, educational facilities and short-term lodging”. The proposed
brewery is a permitted use in the Planned Industrial zone and the tasting room is considered a retail
service that is accessory to a brewery and is allowed by a Conditional Use Permit (CUP) in the Planned
Industrial zone subject to City Council approval.
B. Planned Industrial (P-M) Zone (C.M.C. Chapter 21.34)
The proposed project site is zoned Planned Industrial (P-M) and is therefore subject to the provisions of
Chapter 21.34 of the Zoning Ordinance. Breweries are permitted in the P-M Zone. However, breweries
with accessory tasting rooms are subject to the approval of a Conditional Use Permit. Tasting rooms are
limited to 20% of the gross floor area of the building/suite or 2,000 square feet, whichever is less. The
CUP 15-01 – PALOMAR BREWING COMPANY
May 20, 2015
Page 3
proposed brewery and tasting room will occupy an existing 3,280 square foot suite and does not
propose any additions or exterior improvements to the existing building. The proposed tasting room is
650 square feet which is 19.8% of the gross floor area of the suite and therefore complies with the 20%
maximum size requirement. Parking compliance is discussed in section C below.
C. Parking Ordinance (C.M.C. Chapter 21.44)
The parking lot for the project site has 220 parking spaces, or 1 space per 367 square feet of building
space. The primary brewery use is considered a manufacturing use and has a required parking ratio of 1
parking space per 400 square feet of manufacturing space. Furthermore, the accessory tasting room has
the same parking requirement as the primary use (1 parking space per 400 square feet) according to
Note 3 of Table A, Section 21.34.020 of the Carlsbad Municipal Code. The office portion of the proposed
brewery has a required parking ratio of 1 parking space per 250 square feet of office space. The
warehouse portion has a required parking ratio of 1 parking space per 1,000 square feet of warehouse
space. Based upon the aforementioned mentioned parking ratios, the use requires 6 parking spaces.
The remaining suites and buildings are comprised of office, manufacturing, warehousing and retail. All
of the uses together, including the brewery, require a total of 209 spaces. Therefore, there will be a
surplus of 11 parking spaces. Future tenant improvements and/or new uses proposed for vacant suites
on the site will be evaluated for parking compliance prior to issuance of a building permit or business
license.
D. Conditional Use Permit Regulations (C.M.C. Chapter 21.42)
The proposed project is a use which is allowed in the Planned Industrial Zone (P-M) subject to the
approval of a Conditional Use Permit by the City Council. Chapter 21.42 of the Carlsbad Municipal Code
requires that four findings be made in order to approve a conditional use permit. All of these findings
can be made for this project as discussed below:
1. That the requested use is necessary or desirable for the development of the community, and is
in harmony with the various elements and objectives of the general plan, including, if applicable,
the certified local coastal program, specific plan or master plan, in that the proposed brewery
and tasting room will add to Carlsbad another popular use that is enjoyed throughout the
county. The use will provide a good balance by utilizing the industrial park space for
manufacturing during typical working hours and will provide a social environment on evenings
and weekends when the industrial park is less utilized. Furthermore, per Industrial
Implementing Policy C.9 of the General Plan Land Use Element, ancillary commercial (tasting
room) is a compatible land use in the PI land use designation and are conditionally permitted
in the implementing P-M zone.
2. That the requested use is not detrimental to existing uses or to uses specifically permitted in the
zone in which the proposed use is to be located in that the proposed brewery and tasting room
is compatible with the surrounding office/industrial park uses and the proposed use will
provide adequate parking that is consistent with the city’s parking requirements. The existing
site has been designed to accommodate all required parking on-site and provides for
adequate traffic circulation. Furthermore the brewery and tasting room is proposed to be
located within an existing building and only tenant improvements to the interior are required
for the use.
CUP 15-01 – PALOMAR BREWING COMPANY
May 20, 2015
Page 4
3. That the site for the proposed conditional use is adequate in size and shape to accommodate
the yards, setbacks, walls, fences, parking, loading facilities, buffer areas, landscaping and other
development features prescribed in this code and required by the City Planner, planning
commission or city council, in order to integrate the use with other uses in the neighborhood, in
that the brewery and tasting room will occupy 3,280 square feet of an existing building with
existing onsite landscaping and parking and requires no site alterations or additional
amenities. Furthermore, the project complies with all of the required development standards
of the P-M Zone including that a tasting room is limited to 20% of the gross floor area or 2,000
square feet, whichever is less. The proposed 650 square foot tasting room is 19.8% of the
proposed 3,280 square foot space, which is adequate in size and shape to accommodate the
use as shown on Exhibits “A – B.” The brewery and tasting room requires 6 parking spaces.
Including Palomar Brewing Company, the property has an excess of 11 parking spaces for all
existing uses and therefore meets all parking requirements.
4. That the street system serving the proposed use is adequate to properly handle all traffic
generated by the proposed use, in that the project is provided access from Loker Avenue West,
a local street which is currently operating at an acceptable level of service and accessed from
Palomar Airport Road and El Fuerte Street. The 26 average daily trips associated with this
proposed brewery and tasting room can be accommodated by the existing street system.
E. Growth Management Ordinance (C.M.C. Chapter 21.90)
The proposed project is located within Local Facilities Management Zone 5 in the southwest quadrant of
the City. The impacts on public facilities created by the project, and its compliance with the adopted
performance standards, are summarized in Table B below:
TABLE B – GROWTH MANAGEMENT
STANDARD IMPACTS COMPLIANCE?
City Administration N/A N/A
Library N/A N/A
Waste Water Treatment .36 EDU Yes
Parks N/A N/A
Drainage N/A N/A
Circulation 26 ADT Yes
Fire Station No. 5 Yes
Open Space N/A N/A
Schools N/A N/A
Sewer Collection System .36 EDU Yes
Water 79.2 GPD Yes
IV. ENVIRONMENTAL REVIEW
The City Planner has determined that this project is exempt from the requirements of the California
Environmental Quality Act (CEQA) per Section 15301, “Existing Facilities,” of the State CEQA Guidelines
and will not have any adverse significant impact on the environment. A Notice of Exemption shall be
filed with the County Clerk upon approval of this project.
CUP 15-01 – PALOMAR BREWING COMPANY
May 20, 2015
Page 5
ATTACHMENTS:
1. Planning Commission Resolution No. 7100
2. Location Map
3. Disclosure Statement
4. Business Hours of Promontory Business Park
5. Reduced Exhibits
6. Exhibits “A” – “B” dated May 20, 2015
INNOVATION
WY
PALOMAR AIRPORTRD
LO
KER
AV
W
E
S
T
SITE MAP
JPALOMARAIRPORTRD
E
L
C
AMREALL A COSTA AV
C
A
R
L
S
B
A
D
B
LELCAMINOREAL MELR
O
S
E
DRAVIARAPY
RANCHOS ANTAFERDCOLLEGEBLSITE
CUP 15-01Palomar Brewing Company
ATTACHMENT 4
*** Business hours listed are approximate and subject to change at any time.
Business Hours of Promontory Business Park ***
2711 Loker Avenue West – Imagination Design Studio
Monday – Friday 9:00 AM – 5:00 PM
2713 Loker Avenue West – Torrey Pines Scientific
Monday – Thursday 8:00 AM – 5:00 PM
Friday 8:00 AM – 4:30 PM
2715 Loker Avenue West – Verdezyne
Monday – Friday 9:00 AM – 5:00 PM
2717 Loker Avenue West #A – Verdezyne
Monday – Friday 9:00 AM – 5:00 PM
2717 Loker Avenue West #B – Gunther Guns
Monday – Closed
Tuesday – Sunday 10:00 AM – 6:00 PM
2719 Loker Avenue West #A – Carlsbad Custom Cabinets
Monday – Friday 9:00 AM – 5:00 PM
2719 Loker Avenue West #A – Palomar Brewing Company Proposed Hours:
Monday – Tuesday Closed
Wednesday 4:00 PM – 8:00 PM
Thursday 4:00 PM – 9:00 PM
Friday 4:00 PM – 10:00 PM
Saturday 1:00 PM – 10:00 PM
Sunday 1:00 PM – 7:00 PM
2719 Loker Avenue West #D – Island Batik Monday – Friday 9:00 AM – 5:00 PM
2721 Loker Avenue W West – Vacant
CUP 15-01Palomar Brewing Company
Location of
Brewery and
Tasting Room
Location of
Brewery and
Tasting Room
2717 Loker
Parking Spaces - 30
2719 Loker
Parking Spaces - 22
2721 Loker
Parking Spaces - 29
2711 Loker
Parking Spaces - 59
2713 Loker
Parking Spaces - 24 2715 Loker
Parking Spaces - 37
Suite A
Suite B
Suite A Suite B/C
Suite D
Exisiting Zoning - Planned Industrial (P-M)
Existing General Plan - Planned Industrial (PI)
Assessor’s Parcel Number - 209-081-39-02
2719 Loker Ave W STE D
Carlsbad, Ca 92010
1080
Existing Use Plus Proposed Brewery - Square Footage
Retail Manufactering office warehouse Total per suite Total for Building
2717 Loker 13925
Suite A - Verdezyne, Inc 0 2581 1240 0 3821
Suite B - Gunther 1359 0 647 10104
2719 Loker 14526
Suite A - Carlsbad Custom Cabinets 0 2349 517 1080 3946
Suite B - Island Batik 0 0 500 6800 7300
Suite D - Palomar Brewing Co. 0 1191 242 1847 3280
2721 Loker 16694
Blue Earth Inc. 0 0 9000 7694 16694
2711 Loker 14633
Imagination Design Studios Ltd.0 7316 7317 0 14633
2713 Loker 9433
Torrey Pines Scientific 0 4716 4717 0 9433
2715 Loker 11472
Verdezyne 0 5464 4397 1611 11472
8098
Existing Use Plus Proposed Brewery - Required Parking
Retail Manufactering office warehouse Total per suite Total for Building
2717 Loker 28
Suite A - Verdezyne, Inc 0 6.45 4.96 0 12
Suite B - Gunther 4.53 0 2.58 8.1 16
2719 Loker 25
Suite A - Carlsbad Custom Cabinets 0 5.87 2.07 1.08 10
Suite B - Island Batik 0 0 2 6.8 9
Suite D - Palomar Brewing Co. 0 2.97 0.97 1.85 6
2721 Loker 44
Blue Earth Inc. 0 0 36 7.7 44
2711 Loker 48
Imagination Design Studios Ltd.0 18.29 29.28 0 48
2713 Loker 31
Torrey Pines Scientific 0 11.79 18.87 0 31
2715 Loker 33
Verdezyne 0 13.66 17.59 1.61 33
Total Parking Available For Promontory Complex: 220
Total Parking Required For Promontory Complex: 209
Area enclosed where alcohol is permitted
1,847
242
Proposed Seating :
High Tables 4 with 16 seats
Barstools - 15
Project: Palomar Brewing Company
Existing Use: Planned Industrial (P-M)
Existing General Plan: Planned Industrial (PI)
Assessor’s Parcel Number: 209 - 081 - 39 - 02