Loading...
HomeMy WebLinkAbout1992-07-01; Planning Commission; ; SDP 83-11D|PUD 92-04|CUP 92-01|MS 92-04 - PALOMAR PLACEAPPLICATION COMPLETE DATE: APRIL 4. 1992 STAFF REPORT DATE: JULY 1, 1992 TO: PLANNING COMMISSION FROM: PLANNING DEPARTMENT SUBJECT: SDP 83-11 fD)/PUD 92-4/CUP 92-1/MS 92-4 - PALOMAR PLACE - Request for an amendment to an existing site development plan and a non-residential plaimed unit development, minor subdivision, and conditional use permit to allow three restaurants, one with drive thru facilities, on the east side of Avenida Encinas north of Palomar Airport Road, in Local Facilities Management Zone 3. 1. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 3415 APPROVING the Negative Declaration issued by the Planning Director and ADOPT Plarming Commission Resolution No's. 3391,3392, and 3393 APPROVING SDP 83-ll(D), PUD 92-4 and CUP 92-1, based on the findings contained therein. Note: The City Engineer intends to approve the minor subdivision MS 92-4 subject to Plaiming Commission approval of the other development permits. II. PROJECT DESCRIPTION AND BACKGROUND The applicant is requesting an amendment to the existing site development plan, and a conditional use permit, non-residential planned unit development permit, and minor subdivision to allow the construction of, and resubdivision around, two standard restaurants and one drive thru restaurant on the east side of Avenida Encinas, north of Palomar Airport Road. A Conditional Use Permit is required for the proposed drive thru and a non-residential Planned Unit Development is needed because the proposed lots do not front on the street. The site is zoned C-T-Q (Commercial - Tourist with a Qualified Development Overlay) and is designated TS (Travel Services), except for the northernmost portion which is designated P-M, PI (Planned Industrial). Currently, the site is partially developed with McDonald's and Marie Callender's restaurants in the southem portion, and an office building at the northem end. The site receives access from Avenida Encinas and is bound by the Interstate 5 freeway to the east and Palomar Airport Road to the south. As shown on Exhibit "A", dated May 20, 1992, the restaurants would be located between the existing office building and the Marie Callender's Restaurant. SDP 83-ll(D)/PUD 92-4/CUP 92-1/MS 92-4 PALOMAR PLACE JULY 1, 1992 PAGE 2 Originally approved in July of 1984, Site Development Plan 83-11 was to contain two restaurants, a two story office building, a 380 seat dinner theater, and a 150 room hotel. Since this original approval in 1984, the two restaurants and office building were constmcted and an application was made and withdrawn for a Medieval Times Dinner Theater vdthin the undeveloped portion of the site. Since building permits were not issued in the prescribed time limits for the originally approved dinner theater and hotel, that portion of the Site Development Plan has expired. The proposed development involves a 10,600 square foot Claim Jumper restaurant, a 2,860 square foot drive thru Burger King, and a pad for a future, maximum 6,000 square foot restaurant. The proposed buildings would Ue within the eastem portion of the site with parking and landscaping along the west. The architectural elevations for the Claim Jumper and Burger King are attached as exhibits. No elevations have been prepared for the future building on Pad A and therefore, a subsequent Site Development Plan Amendment must be processed prior to issuance of pennits for the future restaurant. Within the southem portion of the site, the Site Development Plan amendment will improve circulation by redesigning the existing Marie Callender's loading zone. III. ANALYSIS 1. Can the findings required for a Site Development Plan Amendment and a Conditional Use Permit be made? Namely, a) That the requested use is necessary or desirable for the development of the community, is properly related to and does not adversely impact the site, surroundings, and environmental settings, essentially in harmony with the various elements and objectives of the General Plan, and is not detrimental to existing uses or to uses specifically permitted in the zone in which the proposed use is to be located; b) That the site for the intended use is adequate in size and shape to accommodate the use; c) That all of the yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the requested use to existing or permitted future uses in the neighborhood v^rill be provided and maintained; d) That the street system serving the proposed use is adequate to properly handle all traffic generated by the proposed use. 2. Can the findings required for a Non-Residential Planned Unit Development be made? Namely, a) That the granting of the pennit will not adversely affect and will be consistent with the code, the General Plan, applicable specific plans, master plans, and all adopted plans of the City and other govemmental agencies; 4^ SDP 83-ll(D)/PUD 92-47CUP 92-1/MS 92-4 PALOMAR PLACE JULY 1, 1992 PAGE 3 b) That the proposed use at the particular location is necessary and desirable to provide a service or facility which v\nll contribute to the general well-being of the neighborhood and the community; c) That such use will not be detrimental to the health, safety or general welfare of persons residing or working in the vicinity, or injurious to property or improvements in the vicinity; d) That the proposed non-residential planned development meets all of the minimum development standards of the underlying zone. 3. Is the project consistent with the Zone 3 Local Facilities Management Plan? DISCUSSION 1. Findings Required for a Conditional Use Permit and Site Development Plan a. Desirability and Harmony of Use The site is designated for travel service commercial uses by the Land Use Element of the General Plan. The proposed restaurant uses are consistent with this designation and increase the variety of dining establishments for the traveler and the Carlsbad resident, as well as tax revenue for the City's General Fund. The proposed development's circulation, utilities, and other improvements are integrated into the partially developed site and no environmental constraints exist vnthin or near the project area. By providing adequate off-street parking and loading facilities the proposal demonstrates consistency with the policies of the General Plan Circulation Element. With regard to the drive thm for Building C, a four foot high wall with landscaping will screen drive thm headlights from the freeway offramp. In addition, the drive thm traffic is separated into a long queuing aisle and exiting traffic is directed out of a main entry/exit for the site. This reduces the opportunity for congestion in this part of the project. These various attributes of the project are desirable for the community, properly related to the site and surroundings, consistent v^th the General Plan, and not detrimental to existing or proposed uses. b. Adequacy of Site in Size and Shape As shown on Exhibits "A" - "G", dated July 1, 1992, the site is adequate to accommodate the proposed restaurants along with all required parking, landscaping, and loading facilities. The site is also large enough to conditionally allow a drive thm at Building C with a separated queuing area and proper screening and landscaping. The total number of additional spaces required for the three restaurants is 281. By redesigning the Marie Callender's loading zone, six spaces are eliminated. The newly developed portion of the site therefore contains 287 spaces to provide exactly that required by code for the entire development. The SDP 83-ll(D)/PUD 92-4/CUP 92-1/MS 92-4 PALOMAR PLACE JULY 1, 1992 PAGE 4 eventual size of the restaurant on Pad "A" may be smaller than the maximum 6,000 square feet, perhaps providing extra parking for all uses. c. Features Necessary to Adjust the Use Since the uses are allowed by right and are compatible with the neighboring developed industrial office uses, very few features are required to adjust the uses to their sunoundings. The site is prominent firom the Interstate 5 freeway and southbound off-ramp for Palomar Airport Road, which are included v^thin both the City's and the State's Scenic Highway Systems. Ideally, a combination of setbacks, architectural quality, and enhanced landscaping would be appUed to create an aesthetically pleasing freeway side development. The long linear shape of this site, however, causes the restaurant buildings to locate close to the freeway. The project therefore includes dense landscaping along the eastem portions of the restaurants for softening of fireeway views. This screening would consist of specimen trees and shmbs, smaller shmbs and a flowering espalier wall, as required by condition number 35 of Planning Commission Resolution No. 3391 and shown on Exhibits "A" - "L", dated July 1, 1992. The existing loading area for Marie Callender's is also being adjusted to provide for improved circulation. d. Adequacy of Street Svstem The site is served by Avenida Encinas and Palomar Airport Road, both arterial roadways. Avenida Encinas is designed to accommodate up to 20,000 average daily trips. The 4,562 additional average daily trips generated by the proposal, along with the existing ADT of the site are well below the ultimate capacity of Avenida Encinas. In addition, the peak flows of this project are staggered from those of the neighboring office and industrial uses. The street system is therefore adequate to accommodate this proposal. 2. Findings Required for a Non-Residential Planned Unit Development Pennit a. Consistency with the Code and General Plan As discussed above, the proposal is consistent with the Land Use and Circulation elements of the General Plan by virtue of its travel service commercial use, and adequacy of parking and loading areas. The proposed development does not conflict with any goals or policies or the remaining General Plan Elements. The project is consistent with the Zoning Ordinance since a Site Development Plan, Non- Residential Planned Unit Development Permit and Conditional Use Permit are being processed and all applicable development standards are being met. The project falls under the McClellan-Palomar Airport Influence Area, however the proposal does not contradict any requirements of the Airport Land Use Plan. Given the above, the granting of these permits will not adversely affect and will be consistent with the code, General Plan, and all applicable plans adopted by the City and other govemmental agencies. SDP 83-ll(D)/PUD 92-4/CUP 92-1/MS 92-4 PALOMAR PLACE JULY 1, 1992 PAGE 5 b. Provision of a Necessary and Desirable Service The proposed restaurant uses would provide additional dining facilities for both the employees in the vicinity and travelers passing through Carlsbad. This vnll not only increase tax revenue from the site but will also increase the variety of restaurants in the area. The proposed uses are therefore desirable to the community. c. Impact on Persons in the Vicinity As discussed above, all required parking loading facilities, and circulation standards are being met. The drive thm circulation aisle for Burger King will be screened by a 4 foot high wall to avoid any potential conflicts with headlights shining onto the freeway off-ramp. The project, as conditioned, will treat all mnoff for urban pollutants, thus reducing any impacts to storm water quality due to development. The proposal should therefore not be detrimental to the health, safety, or general welfare of persons in the vicinity. d. Conformance with Development Standards The underlying zoning designation of C-T-Q allows restaurants by right, but requires a Site Development Plan prior to the issuance of any building permits. The only applicable development standard of the C-T zone is building height, which must be kept under 35 feet to the peak of the roof. The Claim Jumper and Burger King restaurants measure approximately 25 feet and 28 feet high, respectively. With regard to parking, the total required by code for the entire development, 472 spaces, is being provided and, as shown on Exhibit "A", dated July 1, 1992, all parking is close to the proposed and existing uses. The code allows the creation of lots without frontage on a pubUcly dedicated street through a PUD permit, which is being processed along with this application. The project is therefore in conformance to all requirements of the underlying zone. 3. Consistency with the Local FaciUties Management Plan The project is located in Local Facilities Management Zone 3 in the northwest quadrant of the City. With no dwelling units proposed, the project will not impact a number of facilities. As conditioned, all public utiUties and services that are impacted will be available to serve the project prior to building permit issuance. SDP 83-ll(D)/PUD 92-4 PALOMAR PLACE JULY 1, 1992 PAGE 6 UP 92-1/MS 92-4 The impacts on public facilities created by constmction of the three restaurants and the compliance with adopted performance standards are summarized below: FACILITY STANDARD IMPACTS COMPLIANCE WITH STANDARD City Administration none YES Library none YES Wastewater 34.3 EDU's YES Parks none YES Drainage N/A YES Circulation 4,562 ADT YES Fire Station #4 YES Schools N/A YES Sewer Collection 34.3 EDU's YES Water Distribution 7,546 GPD YES Open Space N/A YES IV. ENVIRONMENTAL REVIEW Since the site has been graded through a previous discretionary action and the proposed project is compatible with the sunounding development, the Planning Director has detennined that no significant adverse environmental impacts wiU result due to this project and has, therefore, issued a Negative Declaration on May 28, 1992. SUMMARY Considering that the findings required for a site development plan, conditional use permit, and non-residential planned unit development pennit can be made, staff is recommending approval of SDP 83-ll(D)/PUD 92-4/CUP 92-1/MS 92-4, as conditioned. ATTACHMENTS 1. Planning Commission Resolution No. 3415 2. Planning Commission Resolution No. 3391 3. Planning Commission Resolution No. 3392 4. Planning Commission Resolution No. 3393 5. Location Map 6. Background Data Sheet 7. Disclosure Statement 8. Exhibits "A" - "L", dated July 1, 1992. MG:lh June 3, 1992 e dALKtiRUUND DATA SHEET SDP 83-ll(D) 1 PUD 92-4 ) CUP 92-1 ) MS 92-4 0 CASE NO! CASE NAME: PALOMAR PLACE APPLICANT: RUSSELL GROSSE DEVELOPMENT REQUES AND LOCATION: DEVELOPMENT OF THREE RESTAURANTS, ONE WITH DF THRU FACILITIES. ON THE EAST SIDE OF AVENIDA ENCINAS, NORTH OF PAL0 AIRPORT ROAD. LEGAL DESCRIPTION: PARCELS 1 AND 2 OF MAP NO. 13955, PARCELS 1 AND 2 MAP NO. 13937, AND PARCELS 1, 2, 3, AND 4 OF MAP NO. 14014 IN THE CITY CARLSBAD, COUNTY OF SAN DIEGO. AI”: 210-170-05 THRU 13 Acres 6.8 Proposed No. of Lots/Units 4 (Assessor‘s Parcel Number) GENERAL PLAN AND ZONING Land Use Designation TRAVEL SERVICES COMMERCIAL Density Allowed N/A Density Proposed N/A Existing Zone C-T-Q Proposed Zone C-T-0 Surrounding Zoning and Land Use: (See attached for information on Carlsbad‘s Zo Requirements) zoning Land Use Site C-T-O VACANT North P-M OFFICE South C-T-0 RESTAURANTS East C-T-O INTERSTATE 5 West P-M OFFICE PUBLIC FACILITIES School District CARLSBAD Water District CARLSBAD Sewer District CARLSE Equivalent Dwelling Units (Sewer Capacity) 69 Public Facilities Fee Agreement, dated DECEMBER 5, 1991 ENVIRONMENTAL IMPACT ASSESSMENT - Negative Declaration, issued - Certified Environmental Impact Report, dated Other, NOTICE OF EXEMPTION MG:vd:lh c A3ot,lCANTS S'AT'HEhT OF 3SCt9SdRE OF CEmUN OwNE8SMlP tlrCrEPEflS ON ALL APPUUTIONS '&WCM 2 SCSGOWn ACTICN :N %E aMT OF *E Cv COUHCL 3R ANY APPOl~~ IO*BO COMMISSION OD CZMI 0 0 ri. - Jisclosure Statement I 5. Have you had mare than 5250 wORh Of business transacted with any member of C Commtssions. C3mmittees and Council within the past twelve months? Yes - NO a If yes, please indicate person(s) ' omon 13 aahnaa u 'Any inervt8u.l. firm. cooaMerih~o locmvrntura uroetruon. mud club. tratomd OfgMUSUOn. cor:orauc r.cetvar syndlcata. mi. me any omor saunry. cy ma county. cy munlcrpaIq. acamct 01 otnor pormcu woaivtmon. ar any comocnauon acting u unit. - [NOTE: Attach additional pages as neCeStary.) fl- &iiY f-7 6 , Signature ot applrcanuaate AR & (Y7- nrrcw w rnnccp nm7 rn Pnnr or rjpe name of owner Print or type name at appricanr ' Signature of Owner/date &A 6- LWp- FRM00013 8/90