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Home My WebLink AboutPRE 2021-0028; QUONSET/BABA COFFEE; Admin Decision LetterSeptember 23, 2021 Andrew Kjellberg PO Box 75634 San Clemente, CA 92673 SUBJECT: PRE 2021-0028 (DEV14025) -QUONSET/ BABA COFFEE APN: 203-054-03-00 {"city of Carlsbad Thank you for submitting a preliminary review for expansion of an existing restaurant use (Baba Coffee) to the second story of a mixed-use building. The project is located at 2727 State Street, in Local Facilitates Management Zone 1. The project site, an approximately 0.25-acre (10,890 square foot lot) is currently developed with a multi-building mixed use site. 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 (V) b. Zoning: Village Review (V-R) c. The project is located within the Village Center (VC) District of the Village and Barrio Master Plan (VBMP). d. Village and Barrio Master Plan/ Village Center District 2. The project requires the following permits: a. Building Permit. The p•roject as shown in the plans is exempt from discretionary permit per the VBMP Sections 6.3.2.A.4 and 6.3.2.A.7. Please note that a Minor Site Development Permit may be required if the project's onsite parking increases as summarized in bullet 5.b below. 3. The existing onsite development was approved under Minor Review Permit RP 14-15 for adaptive reuse of two existing commercial buildings occupied by an auto repair garage and office/retail space to office and retail uses. RP 14-15 also included a 720 square feet second-story addition to an existing building, which is the space the existing restaurant use proposes to expand into and is the subject of this review. The parking requirement for the proposed restaurant is the same as what the 720 square foot space was parked at (1 space/300 sq. ft.). Therefore, no additional parking is required. Community Development Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 760-602-4600 I 760-602-8560 f I www.carlsbadca.gov PRE 2021-0028 (DEV14025) -QUONSET/ BABA COFFEE September 23, 2021 Page 2 4. Site Design and Use. The project description is a continuation of the existing delicatessen restaurant use, Baba Coffee, to the unoccupied 720 sq. ft. second floor. The interior plans for the second-floor space does not reflect the proposed expansion of a coffee shop use. Instead the space reflects bar which is not acceptable in the Village Center district. Please revise plans to reflect the interior space to be more conducive of delicatessen restaurant use (i.e. coffee shop.) 5. Village and Barrio Master Plan Area-Wide Standards. Plans submitted with the formal application must comply with all applicable Area-Wide Standards within Section 2.6 of the VBMP. The comments provided below are not inclusive of all the requirements per Section 2.6 of the VBMP. Please refer to the referenced section for all requirements. a. Section 2.6.2 -Placement and Orientation i. 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. ii. All roof structures (excluding architectural features) shall be set back a minimum five feet from all building faces and shall not exceed the maximum stated heights below. b. 2.6.6 -Area-Wide Parking i. Parking requirement calculations resulting in a fraction shall be rounded up to the next whole number if the fraction is 0.5 or higher or rounded down if the fraction is below 0.5. ii. References to spaces per square foot (sf) are to be computed on the basis of gross floor area, unless otherwise specified. iii. Outdoor Dining -No parking required if outdoor seating area is equal to or less than the indoor seating area. 6. 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.qcode.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. 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. l . ' PRE 2021-0028 (DEV14025) -QUONSET/ BABA COFFEE September 23, 2021 Page 3 Land Development Engineering: 1. Complete a Stormwater Standards Questionnaire. 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 storm water quality requirements. The questionnaire can be printed from the following website link: https:llwww .ca rlsbadca .gov /home/showpublisheddocu ment/604/637 42604 70182 70000 Preliminary analysis suggests that the project may be subject to upcoming Trash Capture Requirements. 2. A vehicle miles traveled (VMT) analysis may be required. Applicability of the requirement will be evaluated based on the project's environmental determination. 3. Provide existing and proposed average daily traffic generated by the restaurant expansion. If the ADT associated with the expansion is greater than 110, the project will be subject to preparing a transportation impact analysis per the City of Carlsbad Transportation Impact Analysis Guidelines. Prior to acceptance or review of a transportation impact analysis, a scoping agreement is required to be approved by city staff. Contact Edd Alberto at Edd.Alberto@carlsbadca.gov for further assistance regarding transportation impact analysis requirements. Building: 1. An Accessible route to the second level is required per 2019 CBC 118 206.2.S. This level appears to have 100% of the total combined area of seating for the bar at the second level. 1. Exiting/Egress from 2nd floor will need to be evaluated by Building & Safety. 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: Allison Mclaughlin, Project Engineer, at (760) 602-2732 • Fire Department: Randy Metz, Fire Inspections, at (760) 602-2719 [lyt DON NEU, AICP City Planner DN:PD:cf c: Keith Harrison, PO Box 231594, Encinitas, CA 92023 Allison McLaughlin, Project Engineer Fire Prevention HPRM/File Copy/Data Entry