HomeMy WebLinkAboutPRE 2021-0012; MAS FINA CANTINA; Admin Decision LetterJune 17, 2021
Andy Davis
2780 State Street
Carlsbad, CA 92008
SUBJECT: PRE 2021-0012 (DEV2021-0072) -MAS FINA CANTINA
APN: 203-101-16-00
Ccityof
Carlsbad
El Fl LE COPY
1J11..,,·/~,J b/ts/-2.1
Thank you for submitting a preliminary review for the proposal of a restaurant, which includes outdoor
and rooftop dining, to occupy approximately half of an existing building with the remaining half to be
occupied by the existing convenience store, located at 2700 State Street. The project site is an
approximately 0.23-acre (10,018 square foot) lot.
In response to your application, the Planning Division has prepared this comment letter. Please note that
the purpose of a preliminary review is to provide you with direction and comments on the overall concept
of your project. This preliminary review does not represent an in-depth analysis of your project. It is
intended to give you feedback on critical issues based upon the information provided in your submittal.
This review Is based upon the plans, policies, and standards in effect as of the date of this review. Please
be aware that at the time of a formal application submittal. new plans. policies. and standards may be
in effect and additional issues of concern may be raised through a more specific and detailed review.
Planning:
General
1. General Plan and zoning designations for the property are as follows:
a. General Plan: Village-Barrio (V-B)
b. Zoning: Village-Barrio (V-B) Zone
c. Village & Barrio Master Plan; Village Center (VC) Land Use District
2. The project requires the following permits:
a. Minor Site Development Plan Permit (SDP). Pursuant to VBMP Section. 6.3.3.e, the proposed
restaurant is considered an intensification in use from the existing convenience store, therefore
requiring a Minor SDP. This permit will require the approval of the City Planner.
3. As described in the scope of work, this preliminary review is for restaurant that includes outdoor and
rooftop dining occupying approximately half of an existing building, currently in use as a convenience
store. The proposed project is located within the Village Center District (VC) of the Carlsbad Village &
Barrio Master Plan (VBMP) and is considered a permitted use. Therefore, the proposed restaurant use
is subject to the compliance of all applicable VC standards, including but not limited to VBMP Sections
2.6 (Area-Wide), and 2.7 (Village Center.) With the information provided in the application, staff's
comments are as follows:
Community Development
Planning Division [ 1635 Faraday Avenue Carlsbad, CA 92008-7314 [ 760-602-4600 [ 760-602-8560 f I www.carlsbadca.gov
PRE 2021-0012 (DEV2021-0072) -MAS FINA CANTINA
June 17, 2021
Pa e 2
a. Pursuant to VBMP Section 2.6.4.B.6, Outdoor dining on private property shall not
encroach onto or overhang public property. Please revise the proposed project
accordingly.
b. Pursuant to VBMP Section 2.6.6 Table 2-3, a restaurant's parking requirement is one (1)
space per 170 square feet. For outdoor dining, no parking is required if outdoor seating
area is equal to or less than the indoor seating area. The outdoor dining area includes the
proposed rooftop deck. As a rough estimate per the site plans provided, the proposed
restaurant at 4,000 sq. ft. requires approximately 24 parking spaces.
c. Pursuant to VBMP Section 2.6.6 Table 2-3, a convenience store parking requirement is
one (1) space per 240 square feet. Since half of the existing store will remain a
convenience store, roughly 4,000 sq. ft., 17 parking spaces are required.
d. Note, that the square footage provided for each use may .not be accurate. The parking
calculations are rough estimates based on the information provided.
e. Per comments 3.b through 3.d above, a substantial number of parking spaces are required
for the contemplated project. However, pursuant to VBMP Section 2.6.6 Table 2-4,
alternatives to providing parking on-site may be considered for this project such as the
Parking In-Lieu Fee Program for the parking spaces that cannot be provided onsite.
i. Parking In-Lieu Fee Program. Up to 100 percent of the parking requirement for
non-residential uses may be satisfied through participation. If parking in-lieu
spaces are requested, an evaluation of whether the average parking occupancy
of off-street public parking spaces within a quarter mile radius of the property
boundaries of the use are below BS percent will be conducted at the time of
application submittal. Refer to Table 2-4 on p. 2-26 for this and other required
findings.
4. New requirements related to the city's goals to reduce greenhouse gas (GHG) emissions will likely
impact development requirements of this project. A formal application submittal will need to include
a completed Climate Action Plan Checklist (Form P-30) to determine what requirements will apply to
the project. New GHG reduction requirements are related to energy efficiency, photovoltaic, electric
vehicle charging, water heating and traffic demand management requirements, as set forth in. the
California Green Building Standards Code and in Carlsbad Municipal Code Chapters 18.21, 18.30 and
18.51 which is available on the city's website at the following address:
http://www.gcode.us/codes/carlsbad/view.php?topic=18&frames=on
To the extent that new GHG reduction requirements are in effect at the time of application for grading
or building permits, the project will be required to comply with the effective requirements even if
different than what is proposed in the project's planning approvals. GHG reduction requirements may
impact, but are not limited to, site design and local building code requirements. If incorporating new
GHG reduction requirements results in substantial modifications to the project after planning
approvals are obtained, then prior to issuance of grading or building permits, the applicant may be
required to submit and receive approval of a Consistency Determination or an Amendment
application for the project through the Planning Division.
-----------·-·---·-··· ..
PRE 2021-0012 (DEV2021-0072)-MAS FINA CANTINA
June 17, 2021
Pa e 3
5. Please contact Waste Management for approval of trash location(s) and operations.
6. This preliminary review does not constitute a complete review of the proposed project and additional
items of concern may be identified upon formal project application submittal. Please refer to the
Development Permits P-2 checklist for all of the necessary required items prior to formal submittal,
which is available on the city's website at the following address:
https://www.carlsbadca.gov/home/showdocument?id=3760
All necessary application forms, submittal requirements, and fee information are available at the Planning
counter located in the Faraday Building at 1635 Faraday Avenue or online at
http://www.carlsbadca.gov/services/depts/planning/default.asp. You may also access the General Plan
Land Use Element and the Zoning Ordinance online at the website address shown; select Department
Listing; select Planning Home Page. Please review all information carefully before submitting.
Land Development Engineering:
1. Show approximate location of existing and proposed buildings, walls, fences, and permanent
structures onsite and within 25 feet of the project.
2. Clearly identify any impervious surfaces that will be constructed or replaced as part of the project.
3. Clarify improvements proposed in the right-of-way. Improvements in the right-of-way will be subject
to approval by the City Engineer and may require an encroachment agreement or right-of-way permit.
4. Outdoor dining in the right-of-way will require submission of the Right of Way Use Application Form
(E-12), which can be found on the city's website at
https://cityadmin.carlsbadca.gov/civicax/filebank/blobdload.aspx?BloblD-46456. Completion of the
application will be a condition of approval of the project, and the application is processed after
discretionary approval.
Provide a fully dimensioned site plan showing the dimensions of the patio, the location of the curb,
and all infrastructure in the right-of-way adjacent to the site. Also include photo simulation pictures
showing exactly where the patio will be placed.
5. Include further details on the vicinity map, including major cross streets and collector streets near the
project.
6. Provide the average daily traffic generated by the project, broken down by existing and proposed
uses. If more than 110 ADT is generated by the project, a transportation impact analysis in accordance
with the City of Carlsbad Transportation Impact Analysis Guidelines will be required. A scoping
agreement must be completed and approved by city staff prior to acceptance and review of a
transportation impact analysis.
7. A vehicle miles traveled (VMT) analysis may be required. Applicability of the requirement will be
evaluated based on the project's environmental determination.
8. Complete a Stormwater Standards Questionnaire (Form E-34). This questionnaire will guide you and
the city in determining what type of reports and storm water mitigation must be completed to satisfy
state and city stormwater quality requirements. The questionnaire can be printed from the city's
website: https://www.carlsbadca.gov/departments/community-development/land-development-
engineering/engineering-applications-forms.
PRE 2021-0012 (DEV2021-0072}-MAS FINA CANT!NA
June 17, 2021
Pa e4
9. Provide the name of the sewer, water, and school district providing service to the project.
10. State the proposed water demands (GPM or GPD) and sewer generation (EDU) resulting from the
project.
11. Show the sizes and locations of existing water service, water meter, and sewer lateral. Propose
upgrades as needed.
12. Show the location of the grease trap to be used by the new kitchen.
13. A certificate of compliance for lot legality may be required. It is not clear based on provided
information whether the lot complies with the requirements of the Subdivision Map Act. If it does
not, the project will be conditioned to prepare a certificate of compliance for lot legality. Evaluation
of this requirement begins with submission of a current title report for the parcel.
Building:
There does not appear to be a second floor/ roof deck diagram in the submittal. However:
1. Limiting occupancy to 49, per CBC Table 1006.3.3(2) would require one exit. Need to determine the
that 75' travel distance to the public way is not exceeded from the roof deck.
2. Yes; in response to allow the second question in the application to allow for plumbing to remain on
the first floor.
3. An accessible route is not required. The structure is less than three stories and less than 3,000 square
feet. Also, the roof deck is fully exposed to the weather meaningthat 11B-206.2.8 exception 3 applies.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Paul Dan at the number below. You may also contact each department individually as follows:
• Planning Division: Paul Dan, Associate Planner, at (760) 602-4614
• Land Development Engineering: Jennifer Horodyski, Project Engineer, at (760) 602-2747
• Fire Department: Randy Metz, Fire Inspections, at (760) 602.-4660
Sincerely,
DON NEU, AICP
City Planner
DN:PD:cf
c: Bill Marogy, 2700 State Street, Carlsbad, CA 92008
Jennifer Horodyski, Project Engineer
Fire Prevention
HPRM/File Copy
Data Entry
----------·--·