HomeMy WebLinkAbout2019-06-19; Planning Commission; ; SDP 2019-0002/CUP 2018-0021 (DEV2018-0196) – PURE PROJECT BREWERY AND TASTING ROOM
Item No.
Application complete date: April 15, 2019
P.C. AGENDA OF: June 19, 2019 Project Planner: Shannon Harker
Project Engineer: Jennifer Horodyski
SUBJECT: SDP 2019-0002/CUP 2018-0021 (DEV2018-0196) – PURE PROJECT BREWERY AND
TASTING ROOM – Request for a recommendation of approval of a Minor Site
Development Plan and Conditional Use Permit for a 2,206-square-foot brewery and
tasting room and the purchase of one (1) parking in-lieu fee. The site is located at 2825
State Street in the Village Center (VC) District of the Village and Barrio Master Plan and
within Local Facilities Management Zone 1. The City Planner has determined that this
project belongs to a class of projects that the State Secretary for Resources has found do
not have a significant impact on the environment and is therefore categorically exempt
from the requirement for the preparation of environmental documents pursuant to
section 15303 (New Construction or Conversion of Small Structures) of the State CEQA
guidelines.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7335 RECOMMENDING
APPROVAL of Site Development Plan SDP 2019-0002 and Conditional Use Permit CUP 2018-0021 to the
City Council based on the findings and subject to the conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
Project Setting:
The 0.11-acre site is located on the corner of State Street and Christiansen Way and adjacent to the State
Street alley to the west. The property is developed with a 3,725-square-foot retail building, the rear
portion of which is currently vacant. The front or eastern portion of the building is occupied by the
Handel’s Ice Cream shop. The project is located outside of the Coastal Zone and within the Village Center
(VC) District of the Village and Barrio Master Plan (VBMP).
Table A below includes the General Plan designations, zoning and current land uses of the project site and
surrounding properties.
TABLE A – SITE AND SURROUNDING LAND USE
Location General Plan Designation Zoning Current Land Use
Site
Village/Barrio (VB) Village/Barrio (V-B) –
Village Center (VC)
District
Retail- Handel’s Ice Cream
North
Village/Barrio (VB) Village/Barrio (V-B) –
Village Center (VC)
District
New Village Arts Theater
1
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South
Village/Barrio (VB) Village/Barrio (V-B) –
Village Center (VC)
District
Shorehouse Kitchen
East
Village/Barrio (VB) Village/Barrio (V-B) –
Village Center (VC)
District
Retail and Theater
West
Village/Barrio (VB) Village/Barrio (V-B) –
Village Center (VC)
District
Carlsbad Village Train
Station
Project Description:
The project applicant, Pure Project Brewing, is requesting approval of a Minor Site Development Plan and
Conditional Use Permit to convert 2,206 square feet of a single-story retail building located at 2825 State
Street (APN 203-294-01) into a craft brewery with a tasting room. The uses in the brewery include a 1,482-
square-foot retail, storage and production area, as well as 724-square-foot tasting area, which includes a
335-square-foot patio. The northwest corner of the building is proposed to be demolished to create the
outdoor patio. Additional minor modifications to the exterior of the structure are proposed to
accommodate the use, including the addition of windows and the replacement of an existing metal roll-
up door on the north elevation with a new glass and aluminum roll-up door which will serve as the public
entrance to the brewery. A 3.5-foot-tall horizontal wood fence is proposed around the perimeter of the
outdoor patio.
Based on information provided by the applicant, the initial stages of the manufacturing process to brew
beer will be completed offsite at Pure Project’s primary production facility located in San Diego. The
applicant has described the process as follows:
a. Unfermented beer will be produced at a brewing facility offsite. Once the unfermented beer is
created, it will be transferred to the proposed brewery where yeast will be added to produce
beer. Once the yeast has been added, the liquid will mature in fermentation tanks proposed to
be located within the building. Upon maturation, the beer will be packaged into stainless steel
kegs and stored in a walk-in cooler onsite. The fermentation tanks are comprised of large wooden
tanks with the following approximate dimensions: 78.7” high, 57.9” wide, and 72.8” long. Each
tank holds approximately 1,600 gallons of beer. Smaller wooden barrels would also be used for
further storage and beer maturation as needed. The fermentation tanks will be fitted with air
locks to prevent odors from escaping. A residential-sized water heater will be used on site for
cleaning and pasteurization of parts, hoses, and other equipment.
b. The production of the unfermented beer offsite will eliminate the need to dispose of the solid
refuse made by spent-grains used in the process. It will also eliminate the need for steam and gas
exhaust porting to the exterior of the building. The fermentation of the beer onsite will generate
a liquid by-product that can be disposed through the local sewer system.
c. The weekly output of beer produced onsite will be dependent upon the demands of the tasting
room. The production levels will comply with the minimum requirements per the Type 23 (i.e.,
Small Beer Manufacturer License) Alcohol Beverage Control (ABC) license and will not exceed the
maximum levels as specified in the license.
d. The bottling of beer onsite is not proposed. Beer will be packaged into stainless steel kegs or
growlers sold onsite.
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The conversion of the vacant retail space into a brewery with a tasting room is an intensification which
results in the requirement for one additional parking space. Since the site is fully developed and the
existing stalls at the rear of the site existed as parking for the retail use, the applicant proposes to purchase
one (1) parking in-lieu fee through the Village Parking In-Lieu Fee Program to satisfy the parking
requirements. The findings related to the request for the parking in-lieu fee are discussed in Section B of
the staff report, as well as in Planning Commission Resolution No. 7335.
Pursuant to the land use matrix for the Village and Barrio Master Plan, a brewery is a conditionally-
permitted use and is subject to special regulations which are required to be analyzed as part of the
Conditional Use Permit (CUP). A Minor Site Development Plan (SDP) is required for the intensification in
use which results in additional parking. While the Minor SDP is typically an administrative-level decision,
because the CUP requires City Council approval, the SDP also requires City Council approval.
III. ANALYSIS
The proposed project is subject to the following ordinances, standards, and policies:
A. Village-Barrio (VB) General Plan Land Use Designation;
B. Village-Barrio (V-B) Zone (CMC Chapter 21.35), Village Center (VC) District of the Village and Barrio
Master Plan; and
C. Growth Management Ordinance (CMC Chapter 21.90), Local Facilities Management Plan Zone 1.
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
and policies is discussed in the sections below.
A. Village-Barrio (VB) General Plan Land Use Designation
The subject property has a General Plan Land Use designation of Village-Barrio (VB) and is within the
Village Center (VC) District of the Village and Barrio Master Plan (VBMP). As discussed in Table B below,
the project complies with the Elements of the General Plan.
TABLE B – GENERAL PLAN COMPLIANCE
Element Use, Classification, Goal, Objective, or
Program Proposed Uses & Improvements Comply?
Land Use &
Community
Design
Goal 2-G.29
Maintain and enhance the Village as a
center for residents and visitors with
commercial, residential, dining, civic,
cultural and entertainment activities.
Goal 2-G.30
Develop a distinct identity for the
Village by encouraging a variety of
uses and activities, such as a mix of
residential, commercial office,
restaurants and specialty retail shops,
which traditionally locate in a
pedestrian–oriented downtown area
The proposal to convert 2,206
square feet of a 3,725-square-foot
retail building to a brewery with
an accessory tasting room and
outdoor patio contributes toward
the goal of providing a lively,
interesting social environment in
the Village. The addition of a craft
brewery complements the
surrounding mix of land uses,
which includes multi-family
residential units, a theater, retail
stores, restaurants and an ice
cream shop.
Yes
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Element Use, Classification, Goal, Objective, or
Program Proposed Uses & Improvements Comply?
and attract visitors and residents from
across the community by creating a
lively, interesting social environment.
Mobility Policy 3-P.5
Require developers to construct or
pay their fair share toward
improvements for all travel modes
consistent with the Mobility Element,
the Growth Management Plan, and
specific impacts associated with their
development.
Policy 3-P.29
Evaluate incorporating pedestrian and
bicycle infrastructure within the city as
part of any private development or
capital project.
Goal 3-G.3
Provide inviting streetscapes that
encourage walking and promote
livable streets.
The applicant is required to pay
traffic impact fees for the
intensification in use prior to the
issuance of building permits that
would go toward future road
improvements.
The proposed project is located
adjacent to the Carlsbad Village
train station, which provides rail
and bus service throughout the
day. The project supports
walkability and mobility by
locating near residential and
commercial land uses.
Bicycle racks are proposed as a
component of the proposed
project. In addition, street trees
are existing in the sidewalk
adjacent to Christiansen Way.
Yes
Public Safety Goal 6-G.1
Minimize injury, loss of life, and
damage to property resulting from
fire, flood, hazardous material release,
or seismic disasters.
Policy 6-P.6
Enforce the requirements of Titles 18,
20, and 21 pertaining to drainage and
flood control when reviewing
applications for building permits and
subdivisions.
Policy 6-P.34
Enforce the Uniform Building and Fire
codes, adopted by the city, to provide
fire protection standards for all
existing and proposed structures.
Policy 6-P.39
Ensure all new development complies
with all applicable regulations
The proposed structural
improvements would be required
to meet all seismic design
standards. The Fire Department
approved the project and
indicated that fire sprinklers are
not required for an occupant load
less than 100. Therefore, the
proposed project is consistent
with the applicable fire safety
requirements. In addition, the
Police Department has approved
the proposed brewery use.
The project would be required to
develop and implement a program
of “best management practices”
for the elimination and reduction
of pollutants which enter and/or
are transported within storm
drainage facilities.
Yes
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Element Use, Classification, Goal, Objective, or
Program Proposed Uses & Improvements Comply?
regarding the provision of public
utilities and facilities.
The project has been conditioned
to pay all applicable public
facilities fees for Zone 1.
B. Village-Barrio Zone (CMC Chapter 21.35) and Village Center District
The subject property is located within the Village Center (VC) District of the Village and Barrio Master Plan
(VBMP). Breweries are conditionally-permitted and are required to comply with special regulations. No
variances or standards modifications are being requested for the project. The project’s compliance with
the development standards specific to the VC District, as well as the area-wide standards within the VBMP,
are provided in Tables C and D below. The project’s compliance with the conditional use permit
regulations of the VBMP are provided in Table E below. Please see Attachment 4 for an analysis of the
project’s compliance with the Design Guidelines of the VBMP.
TABLE C – COMPLIANCE WITH THE VILLAGE AND BARRIO MASTER PLAN
VILLAGE CENTER (VC) DISTRICT
Standard Required/Allowed Proposed Comply?
Front Yard
Setback
Minimum of 0 feet; maximum of 5 feet to building at
the ground floor.
Additional depth permitted where area includes a
plaza, courtyard, or outdoor dining. Additional depth
is also permitted to accommodate electrical
transformers, utility connection, meter pedestals, and
similar equipment only if other locations are infeasible
as determined by the decision-maker.
Awnings, canopies, upper floor balconies, plazas,
courtyards, and outdoor dining are permitted to
encroach within the setback up to the property line.
Minimum ten-foot landscape setback where surface
parking areas are located adjacent to a public street.
Zero setback; the
existing building is
located on the
property line. The
proposed outdoor
patio will also be
located on the
north property
line, facing
Christiansen Way.
Yes
Side Yard
Setback
No minimum setback Zero; building is
located on the
property line.
Yes
Rear Yard
Setback
No minimum setback 39’ Yes
Lot Coverage No maximum 75 percent Yes
Service and
Delivery
Areas
Service and loading areas shall be conducted using
alley access where the condition exists.
All service and
loading activities
will occur off the
State Street alley
to the west.
Yes
Building
Height
Maximum 45 feet, 4 stories 12’ – 13’, one story Yes
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Standard Required/Allowed Proposed Comply?
Building
Massing
Maximum wall plane and roofline variation:
No building façade visible from any public street shall
extend more than 40 feet in length without a 5-foot
minimum variation in the wall plane, as well as a
change in roofline.
The north façade
of the existing
building is 75 feet
in length. The
demolition of 335
square feet at the
northwest corner
of the building to
create an outdoor
patio will bring the
north façade into
compliance with
this requirement.
Yes
Parking Brewery/Distillery/Winery:
One space per 150 square feet of the tasting room
and one space per 415 square feet for all other uses
(e.g. production, storage, and retail sales).
Converting uses (buildings existing as of Master Plan
adoption date):
Building space may be converted from one use to
another without additional parking, provided both
uses have the same parking requirements set forth
within Section 2.6.6. If the new use has a higher
parking requirement than the existing use, 50 percent
of the additional parking based on the higher parking
requirement shall be provided.
Existing gross floor area: 2206 SF
Parking calculation for prior retail use:
2,206 SF ÷ 415 SF = 5.3 spaces for retail use
Parking calculation for proposed brewery use,
including outdoor patio:
Tasting room: 725 SF ÷ 150 SF = 4.8 spaces
Retail/storage: 1,481 SF ÷ 415 SF = 3.5 spaces
4.8 + 3.5 = 8.3 spaces for brewery
8.3 spaces – 5.3 spaces = 3 additional spaces
3 spaces x 0.50 = 1.5 spaces; round down to 1;
**1 parking in-lieu fee required to be purchased
One parking in-lieu
fee is proposed to
be purchased.
Please see
discussion below
and Planning
Commission
Resolution No.
7335 for findings
for approval.
Yes
Ground
Floor Street
Frontage
Uses
New ground floor street frontage uses permitted
within the boundaries of the use restriction area
identified on Figure 2-2 shall occupy more than one-
half of the habitable space developed on the ground
floor and shall span at least 80 percent of the building
frontage.
The proposed
brewery and
existing Handel’s
ice cream shop are
uses which are
permitted on the
ground floor and
Yes
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Standard Required/Allowed Proposed Comply?
Up to 20 percent of the building frontage may be used
for a lobby or entryway to uses above or behind
ground floor street frontage uses.
occupy 100
percent of the
building frontage.
TABLE D – COMPLIANCE WITH THE VILLAGE AND BARRIO MASTER PLAN
AREA-WIDE STANDARDS
Standard Required/Allowed Proposed Comply?
Ingress and
Egress
Development shall be permitted a maximum of one
access point from the public street.
A driveway curb cut shall not exceed 20 feet in width
and shall maintain a free line of sight.
An existing
driveway off the
State Street alley
provides access to
the existing
parking stalls at
the rear of the
building.
Yes
Property
Line
Walls/Fences
Maximum height in front yard setback: 3.5’
Maximum height in side/rear yard setback: 6’
Wall/fence height shall be measured from the lowest
side of finished grade.
A 3.5’ horizontal
wood fence is
proposed around
the perimeter of
the outdoor patio.
Yes
Building
Orientation
Buildings shall be oriented toward primary street
frontage.
The existing
building has a zero
setback along State
Street and
Christiansen Way
and is therefore
oriented toward
the street
frontages.
Yes
Building
Entrances
The primary entrance of a ground floor commercial
use shall be oriented toward the primary street
frontage.
The entrance to
the brewery is
oriented toward
Christiansen Way.
Yes
Roof
Protrusions
Roof-mounted mechanical equipment and
freestanding screening that is not architecturally
integrated shall be set back from the building face at
least equivalent to the height of the screening.
The project is
conditioned to
require screening
for any roof-
mounted
mechanical
equipment that
will be visible.
Yes
Window
Glazing
The bottom of any window or product display window
shall not be more than 3.5 feet above the adjacent
sidewalk.
Transparent or translucent glazing is required on the
ground-floor façade of a commercial or retail use
All proposed
windows are less
than 3.5 feet
above the
sidewalk. In
addition, the
windows and
Yes
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Standard Required/Allowed Proposed Comply?
facing a public street. Opaque, reflective or dark
tinted glass is not permitted.
doors will have
transparent
glazing.
TABLE E – COMPLIANCE WITH THE CONDITIONAL USE PERMIT
SPECIAL REGULATIONS FOR BREWERIES
STANDARD ANALYSIS Comply?
Deliveries of materials and supplies
shall not occur during hours that would
negatively impact residents within the
vicinity of the brewery’s location.
As the proposed project is not located adjacent
to any residential land uses, no impacts related
to the delivery of materials and supplies are
anticipated.
Yes
By-products or waste from production
shall be removed within 24 hours and
properly disposed of off the property.
The applicant proposes to produce unfermented
beer at a brewing facility offsite. The production
of the unfermented beer generates the bulk of
the by-products since it entails extracting liquid
from ground malt, hops or other grains.
The production of the unfermented beer offsite
will eliminate the solid refuse made by spent-
grains used in the process and would also
eliminate the need for steam and gas exhaust
porting to the exterior of the building. The
fermentation of the beer onsite will generate a
liquid by-product that can be disposed through
the local sewer system.
Yes
Fermentation tanks shall be located
indoors and installed with a filter to
reduce the odor emanating from the
brewery site.
The fermentation tanks are proposed to be
located inside the brewery and will be fitted with
air locks to prevent odors from escaping indoors.
Yes
Parking In-Lieu Fee Program
As discussed in Table C above, the project proposes to the satisfy the requirement to provide one (1)
parking space by participating in the Parking In-Lieu Fee Program of the VBMP. The fees collected from
the Parking In-Lieu Fee Program are deposited into an earmarked, interest-bearing fund to be used for
construction of new, or maintenance of existing, public parking facilities within the Village Area.
Pursuant to the VBMP, participation in the Parking In-Lieu Fee Program is subject to the following
requirements:
a. The Parking In-Lieu Fee Program shall be applicable only to non-residential uses in specific areas
east of the railroad corridor.
b. Only non-residential uses in the Village Center (VC) district (east of the railroad tracks only) and
in the Village General (VG), Freeway Commercial (FC) and Pine-Tyler Mixed-Use (PT) districts are
eligible to participate in the Parking In-Lieu Fee Program.
c. The average occupancy of off-street public parking spaces within a quarter mile radius of the
property boundaries of the use requesting to pay the In-Lieu Fee shall be under 85 percent based
on the most recent city-authorized parking study or other information determined acceptable by
the city planner.
SDP 2019-0002/CUP 2018-0021 (DEV2018-0196) – PURE PROJECT BREWERY AND TASTING ROOM
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d. The In-Lieu payment shall always be made for a whole parking space.
e. Fee payment shall not result in a reserved parking space or spaces.
In addition, the following findings must be made by the appropriate decision-making authority:
a. The use complies with the program’s participation restrictions;
b. Adequate off-street public parking is available to accommodate the project’s parking demand,
based on the city’s most recent city-authorized parking study or other information; and
c. The In-Lieu Fee Program has not been suspended or terminated by the City Council.
The subject property is located east of the railroad tracks and within the VC District. In addition, the
proposed brewery is a non-residential use. A total of five (5) public parking lots and 274 parking spaces
are located within a quarter mile radius of the property. Based on the most recent data available, which
includes the results of the parking study completed August 2018 (weekday and weekend), the maximum
average occupancy of the lots located within a quarter mile radius was 78.9 percent (weekday average, 9
AM – 9 PM, August 2018), which is less than the threshold of an average of 85 percent. Based on these
findings, it is staff’s recommendation that the proposed project warrants granting participation in the
Parking In-Lieu Fee Program and the purchase of one (1) parking in-lieu fee. If the City Council grants
participation in the Parking In-Lieu Fee Program, the project will satisfy its parking requirement as set
forth in the Village and Barrio Master Plan.
As a condition of project approval, the applicant shall be required to enter into an agreement to pay the
parking in-lieu fee prior to the issuance of building permits for the project. The current fee is $11,240 per
required parking space.
C. Growth Management
The proposed project is located within Local Facilities Management Zone 1 in the Northwest 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 F below.
TABLE F – GROWTH MANAGEMENT COMPLIANCE
Standard Impacts Compliance
City Administration N/A N/A
Library N/A N/A
Waste Water Treatment 1 EDU Yes
Parks N/A N/A
Drainage Basin A; N/A Yes
Circulation 52 ADT Yes
Fire Station 1 Yes
Open Space N/A N/A
Schools N/A N/A
Sewer Collection System 1 EDU Yes
Water 400 GPD Yes
IV. ENVIRONMENTAL REVIEW
The City Planner has determined that the project belongs to a class of projects that the State Secretary
for Resources has found do not have a significant impact on the environment, and it is therefore
SDP 2019-0002/CUP 2018-0021 (DEV2018-0196) – PURE PROJECT BREWERY AND TASTING ROOM
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Page 10
categorically exempt from the requirement for the preparation of environmental documents pursuant to
Section 15303 (New Construction or Conversion of Small Structures) Class 3 Categorical Exemption of the
State CEQA Guidelines. The project entails the conversion of an existing small structure not exceeding
2,500 square feet in floor area from one use to another where only minor modifications are made to the
exterior of the structure. In addition, the project does not involve the use of hazardous substances. In
making this determination, the City Planner has found that the exceptions listed in Section 15300.2 of the
state CEQA Guidelines do not apply to this project. A Notice of Exemption will be filed by the City Planner
upon final project approval.
The project’s compliance with the recently-adopted Climate Action Plan Ordinances, if deemed applicable,
will be verified prior to issuance of the building permit.
V. DEVELOPMENT PROJECT PUBLIC INVOLVEMENT POLICY
The proposed project is subject to the Early Public Notice and the Enhanced Stakeholder Outreach
processes outlined in City Council Policy No. 84 – Development Project Public Involvement Policy. The
policy requires applicants of certain development projects, such as the proposed Conditional Use Permit,
to provide an opportunity for, and to consider input from interested and affected stakeholders prior to
project consideration by city decision-makers.
On November 21, 2018, the applicant mailed an early public notice and an invitation to a stakeholder
outreach meeting to property owners within 600 feet of the project site. On December 13, 2018, an
informational meeting was held onsite with the surrounding community. Approximately 25-30 individuals
attended the meeting, a majority of which comprised the applicant’s project team. Project renderings as
well as the site and floor plans were posted for the public to review. Comment cards were available;
however, no comments were received. Verbal feedback received from the public was positive. The early
public notice and the informational meeting described above satisfy the requirements of City Council
Policy No. 84.
ATTACHMENTS:
1. Planning Commission Resolution No. 7335
2. Location Map
3. Disclosure Statement
4. Village and Barrio Master Plan Design Guidelines Analysis
5. Reduced Exhibits
6. Full Size Exhibits “A” – “F” dated June 19, 2019
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Pure Project Brewery and Tasting Room
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ATTACHMENT 4
VILLAGE AND BARRIO MASTER PLAN DESIGN GUIDELINES ANALYSIS
SDP 2019-0002/CUP 2018-0021(DEV2018-0196) – PURE PROJECT BREWERY AND TASTING ROOM
INTENT
The Design Guidelines (guidelines) intend to implement and enhance the existing character within the Village and Barrio as new development and property
improvements occur. Together, the Village and Barrio are a unique, mixed-use environment. They serve as both a shopping and entertainment destination as well
as a place to live and work. The guidelines aim to improve the character of the Village and Barrio while improving livability. Guidelines address many components
of building style and orientation, including site layout, building massing, roof form, building façades, and appurtenances. Images are intended to provide a visual
example of a targeted topic described in the caption and may not represent all aspects and direction provided within this document. Through these areas of
focus, the guidelines strive to foster authentic designs with straightforward and functional construction.
All development should align with the spirit and intent of the design guidelines presented in this chapter. Designers and developers should consider at a
minimum that these guidelines are a starting point for quality development, and do not comprise every possible strategy for achieving high quality design.
Therefore, it is prudent that designers use their own techniques for achieving authentic, high quality design. The following guidelines apply to all new and
remodeled development within the entire Master Plan Area unless exempt as determined by Section 6.3.2.
2.8.2 SITE PLANNING GUIDELINES CONSISTENCY STATEMENT
A.Site layout
1.Place buildings adjacent to, and oriented towards, the street. Locate prominent
architectural features near corners and intersections.
2.Orient storefronts and major building entries towards major streets, courtyards,
or plazas.
3.Minimize gaps between buildings in order to create a continuous, pedestrian-
oriented environment.
4.Place parking lots so as not to interrupt commercial street frontages.
5.Incorporate functional and aesthetic vehicular and pedestrian connections to
adjacent sites.
6.Create small pedestrian plazas along the street wall through the use of
recesses in building form.
7.Provide easily identifiable pedestrian access from the street and/or sidewalk to
key areas within the site.
8.Incorporate plazas, landscaped areas, fountains, public art, textured pavement,
and vertical building features to create focal points that enhance a pedestrian’s
experience.
9.Utilize atriums and outdoor courtyards to increase the variety and number of
views and to bring additional sunlight into large developments.
10.Give careful design consideration to corner lots, as they are typically a focal
point in the urban fabric.
11.Utilize courtyards or other methods to break up the building mass and provide
natural ventilation, wherever possible.
The brewery and tasting room are
proposed in an existing building
which is located on the front and
street-side property lines. The
building does not have any gaps and
provides a continuous, pedestrian-
oriented environment. The addition
of the outdoor patio further
enhances the pedestrian and
customer experience.
B.Parking and access
1.Locate parking behind buildings and away from the street, wherever possible.
2.Use pervious paving materials, whenever possible.
3.Buffer residential uses from commercial parking lots by landscaping, fencing,
and/or walls.
4.When walls or fences are utilized to screen parking, provide breaks to allow for
pedestrian circulation and limit height for safety and security purposes.
5.Divide large parking lots into smaller areas with landscaping and clearly
marked pedestrian paths.
Two existing parking spaces are
located to the rear of the building,
off the State Street alley.
Bicycle racks are proposed to be
installed adjacent to the outdoor
patio and adjacent to the existing
transformer.
2
6.Highlight primary pedestrian access paths within parking areas with decorative
paving, trellises, canopies, lighting, and similar improvements.
7.Create pedestrian paseos to parking lots of buildings.
8.Locate parking below grade or in structures, where feasible.
9.Design parking structures so their height and bulk are consistent with
adjacent buildings.
10.Provide bicycle parking at convenient locations such as entrances or other
visible and accessible areas.
11.Provide electric vehicle charging stations and equipment where feasible and
as otherwise required.
C.Plazas and open space
1.Provide private or common open space and pedestrian connections to such
spaces to enhance the living environment and contribute to a walkable
neighborhood character.
2.Semi-public outdoor spaces, such as small plazas and courtyards are
encouraged between private and public spaces to support pedestrian activity
and connectivity.
3.Design plazas and building entries to maximize circulation opportunities
between adjacent uses.
4.Provide landscaping and high-quality paving materials, such as stone,
concrete or tile, for plazas and open spaces.
5.Place outdoor furniture, such as seating, low walls, trash receptacles, bike racks
and other elements, in outdoor pedestrian spaces.
6.Site buildings to define open space areas. Ensure that outdoor areas are visible
from public streets and accessible from buildings, as well as, streets and
pedestrian and bicycle networks.
As the brewery is proposed in an
existing building, there is not an
opportunity to add plazas or open
space. Bike racks are proposed to be
added to the rear of the building,
adjacent to the outdoor patio and
public sidewalk.
D.Outdoor Seating
1.Incorporate seating into well-trafficked outdoor areas, to maximize
opportunities for people to interact.
2.Consider movable seating so that people can accommodate their own
preferences and respond to the weather or time of day.
3.Provide lighting to ensure that outdoor seating areas are safe places at night.
An outdoor patio with moveable
seats is proposed in conjunction with
the proposed brewery and tasting
room which will encourage
pedestrian interaction along the
Christiansen Way frontage. Lighting
will be provided for the outdoor
patio to ensure safety for the
customers and pedestrians.
E.Connectivity
1.Connect all commercial buildings to the public sidewalk via a publicly accessible path
or walkway.
2. Provide attractive, well-marked pedestrian links that create a clear path of travel
between parking, buildings and sidewalks.
3. Ensure that alleys are well lit, open, and visible to passersby.
4.Enhance existing walkways or paseos to become more inviting.
5. Provide secondary entries to alleys.
The existing building is located on
the north property line, adjacent to
the public sidewalk. Therefore, the
entry to the brewery will be visible
to the public. An existing roll-up
door at the rear (west) elevation
provides private secondary access
off the State Street alley. The roll-up
door is intended to be used for
deliveries.
F. Mechanical Equipment and Service Areas
1. Carefully design, locate, and integrate service, utility, and loading areas into the
site plan. These critical functional elements should not detract from the public
view shed area or create a nuisance for adjacent property owners, pedestrian
circulation, or vehicle traffic.
An existing transformer is located at
the rear of the property, with
visibility from Christiansen Way and
the State Street alley. The applicant
proposes to add landscaping around
3
2. Locate loading areas in the rear of a site where possible.
3. Locate mechanical equipment and service areas along and accessed from alleys
or the rear of properties, wherever possible.
4. Place public utility equipment, meter pedestals, and transformers underground
or away from sidewalks and pedestrian areas, where feasible.
5. Screen all mechanical equipment from public view.
6. Ensure roof mounted mechanical equipment and screening do not interfere
with required solar zones or installed solar photovoltaic or solar water heating
systems.
7. Design trash and recycling enclosures to be consistent with the project and
building architecture, and site and screen them to minimize visual impact.
the transformer, where feasible, to
soften the view. If additional roof-
mounted equipment is needed for
the operation of the brewery, it will
be required to be screened,
pursuant to the project conditions.
Compliance will be verified prior to
issuance of the building permit.
G. Landscaping
Landscaping shall meet the policies and requirements set forth in the City of Carlsbad
Landscape Manual.
1.Utilize landscaping to define building entrances, parking lots, and the edge of
various land uses.
2. Utilize landscaping to buffer and screen properties.
3.Consider safety, environmental impacts, and accent elements when selecting
and locating landscaping elements.
4. Landscaping, between the front property line and the building creates a visually
interesting transitional space. Select and place plants to enhance and soften
architectural elevations, screen undesirable building features and contribute to
the overall quality of the streetscape.
5. Select species that are compatible with Carlsbad’s semi-arid Mediterranean
climate, and that will grow to an appropriate size at maturity.
6. When there are minimal landscape areas between the building and the street,
incorporate planters onto porches, recessed building entrances, and planters on
decks and balconies.
7. Minimize paved vehicle areas such as driveways and parking areas. Design
driveways to be no wider than necessary to provide access. Incorporate
permeable surfaces, such as interlocking pavers, porous asphalt, power blocks,
and lattice blocks/ grass-crete or ribbon driveways where feasible.
8. Utilize planting to screen less desirable areas from public view, i.e., trash,
enclosures, parking areas, storage areas, loading areas, and public utilities.
9. Provide landscaping between any parking lot and adjacent sidewalks or other
paved pedestrian areas, as well as, within surface parking lots.
10.Incorporate native and drought tolerant vegetation whenever possible. Avoid
use of invasive or noxious plants.
11.Incorporate lattice work and landscaping onto existing blank walls to support
flowering vines growing out of planters placed at their base.
12.Plant trees and fast growing and flowering vines along fences and walls to
soften the appearance of the fencing and screen views to functional on-site
work and storage areas.
13. Utilize vines, espaliers, and potted plants to provide wall, column, and post
texture and color and to accentuate entryways, courtyards, and sidewalks.
14. Incorporate large planters into seating areas. Planters should be open to the soil
below and should incorporate permanent irrigation systems.
15. Maintain landscaping and yard areas regularly to keep a desirable, healthy
Street trees and above-ground
concrete planters currently exist in
the sidewalk adjacent to
Christiansen Way. The applicant
proposes to add landscaping around
the existing transformer to screen it
to the maximum extent feasible. In
addition, a tree is proposed in the
outdoor patio area which will
enhance the streetscape and
customer experience.
4
appearance, eliminate trash, and control vermin.
16. Incorporate Low Impact Development (LID) strategies, site design, and source
control measures into projects. Examples include rain gardens, rain barrels,
grassy swales, soil amendments, and native plants.
17.Utilize seasonal shading from trees and shrubs when developing planting
schemes for courtyards and streetscapes on south and west facing facades.
H. Fences and walls
1. Construct fences of quality and durable materials, such as, wood, vinyl or
wrought iron.
2. Architecturally treat all site walls to complement the building design.
3. Chain link fences and other “see-through” fences are not appropriate for
screening.
4.Fences and walls directly adjacent to sidewalks and pedestrian plazas in
commercial and mixed-use areas should be avoided unless designed as a
pedestrian amenity or a low wall landscape feature.
A 3.5’-tall wood fence with
horizontal slats is proposed around
the perimeter of outdoor patio. The
design and material of the fencing
complements the existing building
and proposed brewery use.
2.8.3 BUILDING FORM AND MASSING GUIDELINES CONSISTENCY STATEMENT
A.Building Form and Articulation
1.Reduce the imposing appearance of tall buildings by stepping back from street
level on elevations above the ground floor.
2. Utilize horizontal and vertical articulation to break up monolithic street walls and
facades.
3.Utilize techniques to reduce massing, such as variation in wall plane and height
and variation in roof form and levels.
4. Surface detailing may be used, but does not serve as a substitute for distinctive
massing.
5.Consider adjacent low density uses when designing and orienting a building.
For example, avoid balconies overlooking rear yards.
6. Minimize the vertical emphasis of architectural design elements by incorporating
features such as horizontal bands, reveals, trims, awnings, eaves, and overhangs
or other ornamentation, along different levels of the wall surface.
7. Minimize blank walls by:
a.Adding window openings and/or entrances and other relief.
b.Providing recessed glazing and storefronts.
c.Adding vertical pilasters which may reflect internal building structure.
d.Changing color and texture along the wall surface.
e.Varying the planes of the exterior walls in depth and/or direction.
f.Adding trims, projections, and reveals along different wall surfaces.
8. Articulate the building façade by varying building elements to create contrast.
Integrate all architectural elements into the building design to avoid the look of
“tacked on” architectural features.
9. Utilize facade projections and recesses such as bay windows, planter boxes, roof
overhangs, and entry way recesses.
10.Arrange columns such that they appear to support the weight of the building
or feature above and are balanced in height, weight, and depth. Spindly
columns can appear out of proportion with the element it is supporting.
11.Size shutters appropriately, when used to cover the window opening.
12. Avoid exterior sliding or fixed security grilles over windows along street
The brewery proposes to locate in an
existing vacant retail suite. The
northwest corner of the building will
be demolished to create an outdoor
patio which will break up the mass,
building planes and roof structure of
the building as viewed from
Christiansen Way and the State
Street Alley. Additional minor
modifications to the exterior of the
structure are proposed to
accommodate the use, including the
addition of windows and the
replacement of an existing metal roll-
up door on the north elevation with a
new glass and aluminum roll-up door
which will serve as the public
entrance to the brewery.
5
frontages.
13. Discourage and avoid “chain” corporate architecture and generic designs. Each
project should strive to achieve the unique architectural style or character.
14.Design roofs to accommodate a solar photo-voltaic system and/or solar water
heating system, as required by California Building Code.
15.Utilize details such as wall surfaces constructed with patterns, changes in
materials, building pop-outs, columns, and recessed areas to create shadow
patterns and depth on the wall surfaces.
16. Ensure that proportions are consistent with selected architectural styles.
17. Incorporate the characteristic proportions of traditional facades in new infill
development.
18.Balance the ratio of height, width, and depth of arches and columns to
emphasize strength and balance.
19. Ensure consistency between the height of a column and its mass or thickness
with the weight of the overhead structure the column supports.
20.Infill buildings that are much wider than the existing facades should be broken
down into a series of appropriately proportioned structural bays or
components.
21.Consider transitions between the height of new development and the height of
adjacent existing development.
22. Utilize vertical building focal elements. Towers, spires, or domes may foster
community identity and serve as landmarks.
23.Utilize windows and open wrought iron balconies to provide opportunities for
residents to passively observe and report suspicious activity.
24.Utilize accent materials to highlight building features and provide visual
interest. Accent materials may include any of the following:
a.Wood
b.Glass
c.Glass block (transom)
d.Tile
e.Brick
f.Concrete
g.Stone
h.Awnings
i.Plaster (smooth or textured)
25. Use building materials and finishes that are true to the structure’s architectural
style.
26. Windows, doors, and entries should be designed to capture the desired
architectural style of the building.
27. Generally, use no more than three different materials on exterior wall surfaces.
While certain styles may successfully incorporate multiple surface materials,
caution must be used as too many materials can result in a less than aesthetically
pleasing building.
28. Ensure material changes occur at intersecting planes, preferably at inside corners
of changing wall planes or where architectural elements intersect, such as a
chimney, pilaster, or projection.
29.Utilize light and neutral base colors. Generally muted color schemes will
6
promote visual unity and allow awnings, window displays, signs and
landscaping to be given proper emphasis.
30.Ensure lighting is architecturally compatible with the building.
31. Articulate storefronts with carefully arranged doors, windows, arches, trellises, or
awnings, rather than blank walls.
32. Ensure that the main entrance to a building is clearly identifiable and unique, as it
is the primary point of arrival and should be treated with significance.
33. Window type, material, shape, and proportion should complement the
architectural style of the building.
34. Utilize recessed windows where appropriate to the architectural style, to provide
depth.
B. Awnings
1. Use awnings made of commercial grade canvas or metal and that are either fixed
or retractable.
2. Avoid plasticized and/or vinyl fabrics and back-lit awnings.
3. Maintain a minimum of six (6) inch clearance from second floor features such as
windows.
4. Avoid wrapping awnings around buildings in continuous bands.
5. Place awnings only on top of doors, on top of windows, or within vertical
elements when the façade of a building is divided into distinct structural bays.
N/A. No awnings are proposed.
C. Balconies
6. Place balconies adjacent to operable doorways. Faux balconies or those that do
not appear usable are discouraged.
7. Visually support all balconies, either from below by decorative beams and/or
brackets, from above by cables, or by other parts of the building.
8. On corners, balconies may wrap around the side of the building.
N/A. No balconies are proposed.
D. Roof Forms
1. Ensure that roof materials and colors are consistent with the desired architecture
or style of the building.
2. Utilize multi-roof forms, hips, gables, shed roof combinations, and sufficiently
articulated flat roofs to create interesting and varying roof forms that will reduce
building mass, add visual appeal, and enhance existing Village and Barrio
character and massing.
3. Avoid long, unbroken, horizontal roof lines.
4. Avoid flat roofs unless sufficient articulation of detail is provided, such as precast
treatments, continuous banding or projecting cornices, lentils, caps, corner
details, or variety in pitch (sculpted), height, and roofline.
5. Avoid the “tacked on” appearance of parapets, and ensure their appearance
conveys a sense of permanence. If the interior side of a parapet is visible from
the pedestrian and/or motorist area of the project, utilize appropriate detail and
properly apply materials.
The brewery proposes to operate in
an existing building. The addition of
the outdoor patio will help break up
the flat roof facing the north and
west.
E. Lighting
1.Provide exterior building lighting, particularly in commercial and high-
pedestrian areas.
2. Design or select light fixtures that are architecturally compatible with the
building.
3.Integrate light fixtures that are downcast or low cut-off fixtures to prevent
Exterior lighting will be provided and
reviewed as part of the building plan
check.
7
glare and light pollution.
4. Design lighting in such a way as to prevent the direct view of the light source
from adjacent properties or uses, particularly residential properties or uses.
5. Utilize lighting on architectural details, focal points, and parking areas to increase
safety, help with orientation, and highlight site attributes and the identity of an
area.
6.Use energy-efficient lamps such as LED lights for all exterior lighting along with
adaptive lighting controls to contribute to energy conservation and potentially
reduce long-term costs.
PROJECT DIRECTORYVICINITY MAPSCOPE OF WORKBUILDING OWNERLINDA CAROL MINORUSSELL SATTERLYSUSAN SATTERLY2825 STATE STREETCARLSBAD, CA 92008T: 760.717.3760TENANTPURE PROJECT9030 KENAMAR DR, #308SAN DIEGO, CA 92121T: 530.409.7647CONTACT: JESSE PINEDESIGNERTEC/SCAPE DESIGN1889 BACON ST. STE 8SAN DIEGO, CAT: 704.996.7272CONTACT: ANDY MCCABEPROJECT DATAPROJECT ADDRESS:2825 STATE STREETCARLSBAD, CA 92008T1.0TITLE SHEETA. ALL EXITS SHALL BE PROVIDED IN ACCORDING TO CHAPTER 10, OF THE CBC ALL GLASS SHALL COMPLY WITH THE REQUIREMENTS OF CHAPTER 24 OF THE CBC.EXITS5.4.3.2.1.THE SPECIFICATIONS, INCLUDED HEREWITH, ARE AN INTEGRAL PART OF THESECONTRACT DOCUMENTS AND ALL CONDITIONS MENTIONED IN EITHER SHALL BEEXECUTED AS THOUGH SPECIFICALLY MENTIONED IN BOTH.ALL WORK AND MATERIALS SHALL BE IN ACCORDANCE WITH APPLICABLEREQUIREMENTS OF THE LOCAL FIRE MARSHALL, THE CITY OF SAN DIEGO BUILDINGOFFICIALS AND UTILITY COMPANIES FURNISHING SERVICES. NOTHING IN THE PLANSOR SPECIFICATIONS SHALL BE CONSTRUCTED AS PERMITTING WORK THAT IS NOTIN CONFORMANCE WITH APPLICABLE CODES OR REGULATIONS. CODES GOVERNINGTHIS WORK INCLUDE, BUT ARE NOT LIMITED TO THE FOLLOWING:-THE 2016 CALIFORNIA BUILDING (CBC) IS BASED ON THE 2015 IBC, BUT INCLUDES NUMEROUS STATE OF CALIFORNIA AMENDMENTS.-THE 2016 CALIFORNIA ELECTRICAL CODE (CEC) IS BASED ON THE 2015 NECWITH STATE OF CALIFORNIA AMENDMENTS.-THE 2016 CALIFORNIA MECHANICAL CODE (CMC) IS BASED ON THE 2015 UMCWITH STATE OF CALIFORNIA AMENDMENTS.-THE 2016 CALIFORNIA PLUMBING CODE (CPC) IS BASED ON THE 2015 UPCWITH STATE OF CALIFORNIA AMENDMENTS.-THE 2016 CALIFORNIA ENERGY CODE.-THE 2016 UNIFORM FIRE CODE AND-2016 CALIFORNIA AMENDMENTS AMERICANS WITH DISABILITIES ACT(CALIFORNIA BUILDING CODE - CHAPTER 11)THESE PLANS AND ALL NEW WORK SHALL COMPLY WITH THE CALIFORNIA BUILDINGSTANDARDS CODE FOUND IN THE STATE OF CALIFORNIA - TITLE 24 CCR ASAMENDED AND ADOPTED BY THE CITY OF CARLSBAD.REQUIREMENTS OF CODES AND REGULATIONS SHALL BE CONSIDERED AS MINIMUM.WHERE CONTRACT DOCUMENTS EXCEED W/O VIOLATING CODE AND REGULATIONREQUIREMENTS, CONTRACT DOCUMENTS SHALL TAKE PRECEDENCE. WHERECODES CONFLICT, THE MORE STRINGENT SHALL APPLY.ALL REQUIRED PERMITS SHALL BE OBTAINED FROM THE BUILDING OFFICIALS ANDTHE LOCAL FIRE MARSHAL BEFORE THE BUILDING IS OCCUPIED. FIRE DEPT.APPROVAL SHALL BE REQUESTED PRIOR TO FRAMING INSPECTIONCONTRACTORS/SUBCONTRACTORS SHALL FIELD VERIFY ALL LOCATIONS,DIMENSIONS, AND CONDITIONS OF WALLS, DOORS, PLUMBING, MECHANICALELECTRICAL ITEMS, ETC. (WHETHER SHOWN OR NOT SHOWN ON THE DRAWINGS)PRIOR TO START OF CONSTRUCTION. CONTRACTOR TO ADVISE THE ARCHITECT OFANY ADVERSE CONDITIONS OR DISCREPANCIES.B. ALL EXIT DOORS SHALL BE OPENABLE FROM THE INSIDE WITHOUT USE OF A KEYOR ANY SPECIAL KNOWLEDGE OR EFFORT AND SHALL BE ACCESSIBLE BY THEHANDICAPPED. PROVIDE PANIC HARDWARE AT EXITS TO EXTERIOR AND ASREQUIRED BY CODE.APN:ZONE:OCCUPANCY:TYPE V-BCONSTRUCTION TYPE:NON-SPRINKLEREDFIRE SPRINKLER SYSTEM:HEIGHT:13'-0"B OCCUPANCY1 STORYSTORIES:EXISTING BUILDINGLOT 7 AND 8 IN BLOCK J OF TOWN OF CARLSBAD, INTHE CITY OF CARLSBAD, ACCORDING TO MAPTHEREOF NO. 535 FILED IN THE OFFICE OF THECOUNTY RECORDER OF SAN DIEGO COUNTY MAY 2,1888 AND MAP NO. 775 FILED IN THE OFFICE OF THECOUNTY RECORDER OF SAN DIEGO COUNTY.LEGAL DESCRIPTION:PROPOSED TENANT IMPROVEMENTGENERAL NOTEST1.0 TITLE SHEETSHEET INDEXA0.0 SITE PLANA1.0 FLOOR PLANA2.0 ROOF PLANV-R, VILLAGE REVIEW(THE PROJECT IS LOCATED IN THE VC, VILLAGECENTER DISTRICT OF THE VILLAGE AND BARRIOMASTER PLAN)203-294-01-003743 SFGROSS FLOOR AREA:2206 SF (TENANT SPACE NET AREA OF WORK)GROSS FLOOR AREA:OCCUPANCY:TYPE V-B (NO CHANGE)CONSTRUCTION TYPE:FIRE SPRINKLER SYSTEM:HEIGHT: 13'-0" (NO CHANGE)B OCCUPANCY1 STORY (NO CHANGE)STORIES:TENANT IMPROVEMENT OF B OCCUPANCY SPACE- NEW INTERIOR NON-BEARING PARTITION WALL FRAMING- NEW LIGHTING AND POWER- NEW DUCTWORK (DISTRIBUTION) FROM EXISTING HVAC UNIT- NEW CASEWORK- NEW INTERIOR FINISHESNON-SPRINKLERED (NO CHANGE)PURE PROJECT CARLSBADA3.0EXTERIOR ELEVATIONSPARKING ANALYSIS:SDP 2019-0002 / CUP 2018-0021 GRAND AVROOSEVELT STSTATE STCARLSBAD VILLAGE DRNOT TO SCALESITECARLSBAD VILLAGESTATIONCHRISTIANSENWYWASHINGTON STTRAFFIC & UTILITIES INFOTYPENA3.1EXISTING EXTERIOR ELEVATIONSWATER & SEWER DISTRICT SERVING THE PROJECT:CITY OF CARLSBAD WASTE WATER DIVISIONSCHOOL DISTRICT SERVING THE PROJECT:CARLSBAD UNIFIED SCHOOL DISTRICTPROPOSED WATER DEMANDS RESULTING FROM THE PROJECT:MAXIMUM WATER FLOW = 14 GPMPROPOSED SEWER GENERATION RESULTING FROM THE PROJECT:33 DFU = 1 EDUFLOOR AREA(IN SF)ADT GENERATIONRATEADT CALCULATIONAVERAGE DAILY TRAFFIC GENERATED BY THE PROJECT:GROSS2206----TASTING ROOM724160115.8RETAIL5434021.7MANUFACTURING19940.8STORAGE74021.5TOTAL ADT139.8PROPOSAL FOR A CONDITIONAL USE PERMIT / MINOR SITE DEVELOPMENT PLAN TOCONVERT 2206 SF OF A VACANT RETAIL SUITE TO A BREWERY WITH A TASTING ROOMOF 389 SF AND AN OUTDOOR PATIO OF 335 SF.PORTION OF EXISTING BUILDING TO BE DEMOLISHED FOR NEW OUTDOOR PATIO (SEESHEET A0.0 FOR LOCATION).USESQUAREFOOTAGEPARKING RATEPARKINGSPACESREQUIREDTASTING ROOMRETAIL/STORAGE724 SF1482 SF1 PER 150 SF1 PER 415 SF4.8 SPACES3.5 SPACESPARKING CALCULATION FOR PRIOR RETAIL USE:2206 SF / 415 SF = 5.3 SPACES FOR RETAIL USEPARKING CALCULATION FOR PROPOSED BREWERY USE10.26.182825 STATE STREETCARLSBAD CA 92008CUP SUBMTTLPURE PROJECT CARLSBADPROJ 18012CUP 2018-002101.23.19CUP RESBMTTLSDP 2019-000203.12.19CUP RESBMTTL4.8 + 3.5 = 8.3 SPACES8.3 SPACES - 5.3 SPACES = 3 SPACES3 SPACES x 0.5 = 1.5 SPACES; ROUND DOWN TO 1 TOTAL SPACE
74'-10"25'-3"50'-0''PROPERTY LINE100'-0"PROPERTY LINE9'-0"8'-0"24'-0"7'-3"9'-6"24'-0"6'-6"4'-11"(E) 6' HIGH CONCRETE CURB(E) 6" HIGH CONCRETE CURB20'-0" WIDE ALLEYSTATE STREETCHRISTIANSEN WAY(E) LANDSCAPEAREA(E) TRASHENCLSRE(E) GREASEINTERCEPTOR(E) TRNSFRMRPROPOSEDBICYCLE PARKING(E) SIDEWALK TO REMAIN(E) STORM DRAIN(E) CURB CUT/DRIVEWAYPLPLPLPLPLPLPLPLPLPLPLN.I.C.(E) SIDEWALK TO REMAIN(E) 6' HIGH CONCRETE CURBCLCLCLCLCLCL40'-4"29'-11"38'-4"(E) FIRE HYDRANT(E) ST. LIGHT(E) ST. LIGHT(E) LANDSCAPEEXISTINGADJACENTBUILDINGEXISTINGBUILDING(NOT PART OF SCOPE)(E) ACCESSIBLECURB RAMP(E) ACCESSIBLECURB RAMP(E) ACCESSIBLECURB RAMP(E) ACCESSIBLECURB RAMP(E) SIDEWALK TO REMAINSCOPE OFTENANTIMPROVEMENT(E) LANDSCAPE(E) LANDSCAPE(E) LANDSCAPE(E) LANDSCAPE(E) LANDSCAPE(E) LANDSCAPE(E) LANDSCAPE(E) LANDSCAPE(E) TRASH CAN(E) RAISEDPLANTER(E) RAISEDPLANTER(E) RAISEDPLANTER(E) RAISEDPLANTER(E) RAISEDPLANTER(E) RAISEDPLANTER(E) 8" WATER LINE PER DWG 238-2(E) 8" SEWER LINE PER DWG 120-2(E) ELECTRICALMETER(E) 5/8" WATERMETERAREA OFDEMO FOROUTDOOR PATIO(335 SF)(E) WHEEL STOPS(2206 SF)PROPOSEDLANDSCAPE AREATO SCREENTRANSFORMERPROPOSED IN-GROUNDTREE AT NEW PATIOA0.0SITE PLAN10.26.182825 STATE STREETCARLSBAD CA 92008CUP SUBMTTLPURE PROJECT CARLSBADPROJ 18012CUP 2018-002101.23.19CUP RESBMTTLSDP 2019-000203.12.19CUP RESBMTTL1SITE PLAN1/8" = 1'-0"04'8' 16'
N352-(&7'$7$PROJECT ADDRESS:2825 STATE STREETCARLSBAD, CA 92008PROPERTY OWNER:LINDA CAROL MINORUSSELL SATTERLYSUSAN SATTERLY2825 STATE STREETCARLSBAD, CA 92008T: 760.717.37600.115 ACRES (5000 SF)SITE ACREAGE:9,&,1,7<0$3PURE PROJECTPROJECT NAME:CONDITIONAL USE PERMITAPPLICATION TYPE:APN:ZONE: C3 (COMMERCIAL)203-294-01-00LOT 7 AND 8 IN BLOCK J OFTOWN OF CARLSBAD, IN THECITY OF CARLSBAD,ACCORDING TO MAPTHEREOF NO. 535 FILED INTHE OFFICE OF THE COUNTYRECORDER OF SAN DIEGOCOUNTY MAY 2, 1888 ANDMAP NO. 775 FILED IN THEOFFICE OF THE COUNTYRECORDER OF SAN DIEGOCOUNTY.LEGAL DESCRIPTION:3743 SFEXISTING BUILDINGSQUARE FOOTAGE(NO CHANGE):3$5.,1*7$%/(GRAND AVROOSEVELT STSTATE STCARLSBAD VILLAGE DRNOT TO SCALECARLSBAD VILLAGESTATIONCHRISTIANSENWYWASHINGTON STNPARKING CALCULATION FOR PRIOR RETAIL USE:2206 SF / 415 SF = 5.3 SPACES FOR RETAIL USESDP 2019-002 / CUP 2018-0021USESQUAREFOOTAGEPARKING RATEPARKINGSPACESREQUIREDTASTING ROOMRETAIL/STORAGE724 SF1482 SF1 PER 150 SF1 PER 415 SF4.8 SPACES3.5 SPACESPARKING CALCULATION FOR PROPOSED BREWERY USE4.8 + 3.5 = 8.3 SPACES8.3 SPACES - 5.3 SPACES = 3 SPACES3 SPACES x 0.5 = 1.5 SPACES; ROUND DOWN TO 1 TOTAL SPACESITE AREA: 5000 SFBUILDING AREA: 3743 SF3743 / 5000 = 0.75(75% COVERAGE)BUILDING COVERAGE:
WALK-INCOOLERBEER TAPSBARREL STORAGESTORAGESTORAGEAREABREWERYPRODUCTIONAREARETAILAREAOUTDOORPATIOTASTINGAREATASTINGAREATO GO RETAIL BEERREFRIGERATOREGRESSDOORMERCHANDISEDISPLAY TABLEMERCHANDISEDISPLAY TABLERETAILSERVICEAREANEIGHBORINGTENANT(NOT IN SCOPE)RESTROOMRESTROOMBARREL WITHAIR LOCKBARREL WITHAIR LOCKBARREL WITHAIR LOCKDELIVERYDOOR FORNEIGHBORINGTENANT(E) ROLL-UPDELIVERYDOORRAILINGPLPLPLPLPLPLPLPLRAILINGRAILING2A3.03A3.01A3.04A3.0A1.0FLOOR PLAN10.26.182825 STATE STREETCARLSBAD CA 92008CUP SUBMTTLPURE PROJECT CARLSBADPROJ 18012CUP 2018-002101.23.19CUP RESBMTTLSDP 2019-000203.12.19CUP RESBMTTL1FLOOR PLAN1/4" = 1'-0"02' 4'8'N352-(&7'$7$PROJECT ADDRESS:2825 STATE STREETCARLSBAD, CA 92008OCCUPANCY:TYPE V-BCONSTRUCTION TYPE:B OCCUPANCYSDP 2019-002 / CUP 2018-0021'225 :,1'2:127(6ALL NEW WINDOWS AND DOORS SHALL HAVETRANSPARENT OR TRANSLUCENT GLAZING
(E) AWNING / OVERHANG TO REMAIN(E) 30" HIGH PARAPET(E) 30" HIGH PARAPET(E) SLOPE2" / 12"SLOPE14" / 1'-0"ROOF CRICKET14" / 1'-0"(E) 30" HIGH PARAPET(E) 30" HIGH PARAPET(E) 30" HIGH PARAPET(E) 30" HIGH PARAPET(E) 30" HIGH PARAPET(E) 30" HIGH PARAPET(E) PARAPET(E) PARAPET(E) PARAPET(E) PARAPET(E) SLOPE2" / 12"(E) SLOPE2" / 12"(E) SLOPE2" / 12"(E) SLOPE2" / 12"14" / 1'-0"14" / 1'-0"14" / 1'-0"(E) 30" HIGH PARAPET14" / 1'-0"14" / 1'-0"EXISTING ROOFING TO REMAINEXISTING ROOFING TO REMAINEXISTING ROOFING TO REMAINEXISTING ROOFING TO REMAINEXISTING ROOFING TO REMAIN(E) ROOF TOPEQUIPMENT(E) ROOF TOPEQUIPMENT(E) ROOF TOPEQUIPMENTAREA OF DEMO FOROUTDOOR PATIO(335 SF)A2.0ROOF PLAN10.26.182825 STATE STREETCARLSBAD CA 92008CUP SUBMTTLPURE PROJECT CARLSBADPROJ 18012CUP 2018-002101.23.19CUP RESBMTTLSDP 2019-000203.12.19CUP RESBMTTL1ROOF PLAN1/4" = 1'-0"02' 4'8'N352-(&7'$7$PROJECT ADDRESS:2825 STATE STREETCARLSBAD, CA 92008OCCUPANCY:TYPE V-BCONSTRUCTION TYPE:B OCCUPANCYSDP 2019-002 / CUP 2018-0021'225 :,1'2:127(6ALL NEW WINDOWS AND DOORS SHALL HAVETRANSPARENT OR TRANSLUCENT GLAZING
0'-0"GRADE LEVEL AT SIDEWALK12'-0"T.O. PARAPETAREA OF SCOPENEIGHBORING TENANTNEW STL & WOOD RAILING ATPROPOSED OUTDOOR PATIONEW GLASS & ALUMINUMROLL-UP DOOR TO REPLACEEXISTING SOLID ROLL-UP DOORNEW GLASS & ALUMINUMROLL-UP DOORS TOPROPOSED OUTDOOR PATIO0'-0"GRADE LEVEL AT SIDEWALK12'-0"T.O. PARAPETNEW STL & WOOD RAILING ATPROPOSED OUTDOOR PATIOPROPOSED GLASS &ALUMINUM ROLL-UP WINDOWNEW GLASS & ALUMINUMROLL-UP DOOR TO PROPOSEDOUTDOOR PATIOAREA OF SCOPENEIGHBORING TENANT0'-0"GRADE LEVEL AT SIDEWALK12'-0"T.O. PARAPET0'-0"GRADE LEVEL AT SIDEWALK13'-0"T.O. PARAPETA3.0EXTERIORELEVATIONS10.26.182825 STATE STREETCARLSBAD CA 92008CUP SUBMTTLPURE PROJECT CARLSBADPROJ 18012CUP 2018-002101.23.19CUP RESBMTTLSDP 2019-000203.12.19CUP RESBMTTL02' 4' 8'2WEST EXTERIOR ELEVATION 1/4" = 1'-0"1NORTH EXTERIOR ELEVATION1/4" = 1'-0"3SOUTH EXTERIOR ELEVATION (NO CHANGE PROPOSED)1/4" = 1'-0"4EAST EXTERIOR ELEVATION (NO CHANGE PROPOSED)1/4" = 1'-0"352-(&7'$7$PROJECT ADDRESS:2825 STATE STREETCARLSBAD, CA 92008OCCUPANCY:TYPE V-BCONSTRUCTION TYPE:B OCCUPANCYSDP 2019-002 / CUP 2018-0021'225 :,1'2:127(6ALL NEW WINDOWS AND DOORS SHALL HAVETRANSPARENT OR TRANSLUCENT GLAZING
AREA OF SCOPENEIGHBORING TENANT0'-0"GRADE LEVEL AT SIDEWALK12'-0"T.O. PARAPET0'-0"GRADE LEVEL AT SIDEWALK12'-0"T.O. PARAPETA3.1EXISTINGEXTERIORELEVATIONS10.26.182825 STATE STREETCARLSBAD CA 92008CUP SUBMTTLPURE PROJECT CARLSBADPROJ 18012CUP 2018-002101.23.19CUP RESBMTTLSDP 2019-000203.12.19CUP RESBMTTL02' 4'8'2WEST EXTERIOR ELEVATION 1/4" = 1'-0"1NORTH EXTERIOR ELEVATION1/4" = 1'-0"352-(&7'$7$PROJECT ADDRESS:2825 STATE STREETCARLSBAD, CA 92008OCCUPANCY:TYPE V-BCONSTRUCTION TYPE:B OCCUPANCYSDP 2019-002 / CUP 2018-0021'225 :,1'2:127(6ALL NEW WINDOWS AND DOORS SHALL HAVETRANSPARENT OR TRANSLUCENT GLAZING