The URL can be used to link to this page

Home My WebLink AboutPRE 2022-0055; 264 FRESCO RESTAURANT PATIO; Admin Decision LetterNovember 8, 2022 Tiberius Antro 264 Carlsbad Village Drive Carlsbad, CA 92008 8FILE COPY SUBJECT: PRE 2022-0055 (DEV2022-0195} -264 FRESCO RESTAURANT PATIO APN: 203-232-16-00 (°Cityof Carlsbad Thank you for submitting a preliminary review for a restaurant patio project proposed at 264 Carlsbad Village Drive. The project site, an approximately 0.46-acre lot, is currently developed with a restaurant. 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: V-B Village-Barrio b. Zoning: V-B Village-Barrio Zone c. The property is located within the appeal jurisdiction of the Coastal Zone. The Coastal land use designation and zone are the same as the general plan and zoning above. d. The property is located within the Hospitality District of the Village and Barrio Master Plan (VBMP). 2. The project requires the following permits: a. Per Sections 6.3.2(C) and 6.3.3(A)(l)(e), a Minor Site Development Plan for a parking option request as described in Section 2.6.6. b. Coastal Development Permit (a Minor Coastal Development permit if the building valuation is less than $60,000). 3. 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 Community Development Department Planning Division \ 1635 Faraday Avenue Carlsbad, CA 92008-7314 \ 442-339-2600 www.carlsbadca.gov PRE 2022-0055 (DEV2022-0195)-264 FRESCO RESTAURANT PATIO November 8, 2022 Pa e 2 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:ljwww.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. 4. A conceptual landscape plan will be required if proposing 500 square feet of new landscaping or landscaping modifications totaling 2,500 square feet or more. Please note that the Conceptual Landscape Plans shall be prepared in accordance with the General Requirements listed in Section 3 of the City of Carlsbad Landscape Manual (February 2016) and Section 2.8.2(G) of the VBMP. The City of Carlsbad's Landscape Manual document can be found on the Planning Division's web page at the following address: https:ljwww.carlsbadca.gov/home/showpublisheddocument/234/637425974086270000 5. As described in the scope of work, this preliminary review application is for the replacement of three parking spaces with 18 new bicycle spaces and the addition of an approximately 895-sqaure-foot outdoor dining patio with a trellis and planters. Staff supports the project as proposed provided that the application complies with all applicable code requirements. The City Council is the decision- making authority for the Minor Site Development Plan and Coastal Development Permit. If the project has a valuation of less than $60,000, the project requires a Minor Site Development Plan and Minor Coastal Development Permit, and the City Planner is the decision-making authority. 6. No parking is required if outdoor seating area is equal to or less than the indoor seating area. For any outdoor seating area that exceeds the indoor seating area, parking shall be based on the applicable restaurant rate. The previous patio addition plans show an existing indoor dining area of 2,005 square feet and existing outdoor dining area totaling 1,872. The addition of more than 133 square feet of outdoor patio dining will require additional parking at a ratio of one parking space per 170 square feet. With a total gross floor area of 5,091, the current parking requirement is 30 parking spaces. The existing parking lot has 35 parking spaces. 7. Staff supports the replacement of three parking spaces with 18 bicycle spaces. Staff does not support the location of the bicycle racks. The plans do not show how the bicycles can be parked without blocking automobile parking spaces. PRE 2022-0055 (DEV2022-0195} -264 FRESCO RESTAURANT PATIO November 8, 2022 Pa e 3 8. A minimum 5-foot turning bump-out located between the parking spaces and the proposed patio is required. 9. The proposed patio is within the street-side setback. The surface of the dining patio located within setbacks may not exceed 30" in height. 10. The proposed trellis is considered an accessory structure and may not be located within the 10-foot street-side setback (along Carlsbad Village Drive) per Section 2.7.3(A)(2}(b) of the VBMP. Per CMC 21.46.120, the trellis "eave" may project 2 feet into the required yard (8-foot clearance to the property line). 11. Outdoor dining on private property is subject to Section 2.6.4(8) of the VBMP. Land Development Engineering: 1. This property is located in Priority Land Use designation, V-B, and is subject to trash capture requirements. Please 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 storm water quality requirements. The questionnaire_is located on the City of Carlsbad website using this link: https://www.carlsbadca.gov/home/showpublisheddocument/604/637961699419170000 2. The project may require a certificate of compliance for lot legality. Provide chain of title documentation with the earliest deed that conveyed the property with the current legal description, so the City can assess if this is required. 3. The proposed outdoor dining patio cannot encroach into the public right-of-way. 4. The proposed bike racks should be installed per Essentials of Bike Parking guide published by the Association of Pedestrian and Bicycle Professionals. The guide may be found using this link: https:ljwww.apbp.org/assets/docs/EssentialsofBikeParking FINA.pdf 5. The existing driveway approach near the proposed patio should be removed with curb, gutter and sidewalk per the latest City of Carlsbad Engineering Standards, Volume 1, Chapter 3 using this link: https://www.carlsbadca.gov/home/showpublisheddocument/330/637871847730570000 6. Prior to any work or equipment staging in city right-of-way, a licensed contractor shall apply for and obtain a right-of-way permit to the satisfaction of the city engineer. 7. Provide one location for P-Vehicle turn-around if the parking lot is full and show the movement. 8. Please be advised that a more in-depth review of the proposed development will occur with. the discretionary permit application, when a more complete design of the project is provided. PRE 2022-0055 (DEV2022-0195) -264 FRESCO RESTAURANT PATIO November 8, 2022 Pa e4 Fire Department: 1. New deck does not affect fire department access to existing building. No additional Fire comments or concerns. Building Division: 1. Provide pressure treated wood framing. 2. The deck area will need to be accessible for someone in a mobility device. If the slope up to the patio exceeds 5% there will need to be a compliant accessible ramp detailed in the proposal. 3. Five percent of new seating will need to be accessible. 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 https:ljwww.carlsbadca.gov/departments/community-development/planning. You may also access the General Plan Land Use Element and the Zoning Ordinance online at the website address shown. Please review all information carefully before submitting. If you would like to schedule a meeting to discuss this letter with the commenting departments, please · contact Esteban Danna at the number below. You may also contact each department individually as follows: • Planning Division: Esteban Danna, Associate Planner, at (442) 339-2629 • Land Development Engineering: Linda Ontiveros, Project Engineer, at (442) 339-2773 • Fire Department: Randy Metz, Fire Inspections, at (442) 339-2661 • Jason Pasiut; Building Official, at (442) 339-2788 Sincerely, C.-'A ~?~ uVL ~-,_ ERIC LARDY, AICP City Planner EL:ED:JC c: Linda Ontiveros, Project Engineer Fire Prevention Laserfiche/File Copy Data Entry