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HomeMy WebLinkAbout2025-10-15; Planning Commission; Resolution 7556Docusign Envelope ID: 170CA876-DFEA-4E30-86D6-71F97F581 BAS PLANNING COMMISSION RESOLUTION NO.7556 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A CEQA EXEMPTION DETERMINATION AND A STANDARDS MODIFICATION FOR INCREASED SIGNAGE FOR A BARONS MARKET GROCERY STORE TO INCLUDE INCREASED NUMBER OF WALL SIGNS, WALL SIGN AREA, WALL SIGN LETTER HEIGHT, NUMBER OF MONUMENT SIGNS, MONUMENT SIGN AREA, AND MONUMENT SIGN HEIGHT LOCATED AT 2800 ROOSEVELT ST. WITHIN AND LOCAL FACILITIES MANAGEMENT ZONE 1. CASE NAME: BARONS MARKET CASE NO: SOP 2025-0006 (DEV2025-0063) WHEREAS, Diego Bernal, "Applicant," has filed a verified application with the City of Carlsbad regarding property described as LOT 35 (EX ST WIDS & RS 1186) LOTS 33 AND 34 ACCORDING TO MAP THEREOF NO. 1722, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY ON JULY 28, 1921. ("the Property"}; and WHEREAS, said verified application constitutes a request for a Site Development Plan as shown on Exhibit(s} "A" -"L" dated Oct. 15, 2025, on file in the Carlsbad Planning Division, SDP 2025-0006 (DEV2025-0063} -BARONS MARKET, as provided in Chapter 21.06 of the Carlsbad Municipal Code; and WHEREAS, pursuant to the California Environmental Quality Act (CEQA, Public Resources Code section 21000 et. seq.} and its implementing regulations (the State CEQA Guidelines), Article 14 of the California Code of Regulations section 15000 et. seq., the city is the Lead Agency for the project, as the public agency with the principal responsibility for approving the proposed project; and WHEREAS, the Planning Commission did, on Oct. 15, 2025, hold a duly noticed public hearing as prescribed by law to consider said request; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all persons desiring to be heard, said Commission considered all factors relating to the SITE DEVELOPMENT PLAN. NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of Carlsbad, as follows: Docusign Envelope ID: 170CA876-DFEA-4E30-86D6-71F97F581 BAS A) That the foregoing recitations are true and correct. B) Compl iance with CEQA. The proposed action to install new signage is categorically exempt from environmental review under CEQA Guidelines Section 15311 (Class 11 -Accessory Structures) because the project proposes to install four wall signs and two monuments signs at an existing commercial development. No exceptions to the categorical exemption as set forth in CEQA Guidelines Section 15300.2 or Carlsbad Municipal Code Section 19.04.070(() apply. The notice of exemption will be filed with the Recorder/County Clerk within five days after project approval by the decision-making body. C) The details of t he request include a standards modification to install two (2) approximately 55-square-foot wall signs, one (1) approximately 19-sq uare-foot wall sign, one (1) approximately 100-square-foot wall sign, and two (2) approximately 53-square- foot monument signs D) That based on t he evidence presented at the public hearing, the Commission RECOMMENDS APPROVAL of SDP 2025-0006 (DEV2025-0063) -BARONS MARKET, based on the following findings and subject to the following conditions: Findings: Site Development Plan 1. That the proposed development or use is consistent with the General Plan and any applicable master plan or specific plan, complies with all applicable provisions of Chapter 21.06 of the Carlsbad Municipal Code, and all other applicable provisions of this code, in that project proposes one (1) approximately 19-square-foot wall sign located above the Barons Market entrance oriented towards the parking lot away from Roosevelt or Madison Street, two (2) approximately 55-square-foot walls signs located on adjacent elevations of a new parapet extension on the southeastern corner of the building, one (1) 100-square-foot logo sign also located on the parapet extension wrapping around the building corner, and two (2) approximately 53-square- foot monument signs located off Roosevelt Street and Madison Street on a 2.46-acre site developed with an existing multi-tenant commercial center located at 2800 Roosevelt St., within the Village Center (VC) District of the Village & Barrio Master Plan. Signs are allowed for commercial establishments in the Village & Barrio Master Plan. The project is consistent with the various elements and objectives of the Village-Barrio (V-B) General Plan Land Use designation and the Village & Barrio Master Plan as discussed in the findings below and in the project staff report dated Oct. 15, 2025, incorporated by reference, with the exception of Village and Barrio Master Plan section 3.8.9.A & B, and 3.8.15.A & B, Monument Signs and Wall Signs. A Standards Modification has been requested to allow a deviation from the maximum monument sign area, number of monument signs, maximum monument sign height, maximum wall sign area, number of wall signs, and maximum letter height for wall signs for the purpose of providing a significant public benefit. The Standards Modification request is discussed in greater detail in findings 7 through 9 below. 2. That the requested development or use is properly related to the site, surroundings and environmental settings, will not be detrimental to existing development or uses or to development or uses specifically permitted in the area in which the proposed development or use is to be located, and will not adversely impact the site, surroundings or traffic circulation, in that the proposed signs are located within the Village Center (VC) District of the Village & Barrio Master Plan (VBMP). The project will not be detrimental to existing uses or to uses specifically permitted in the area in which the use is located in that signs are permitted throughout the Docusign Envelope ID: 170CA876-DFEA-4E30-86D6-71F97F581 BAS VBMP. The properties surrounding the Site to the north, south, east, and west are designated for VC District uses under the VBMP. The project Site is immediately surrounded by a post office to the north, multi-tenant commercial and offices to the south, multi-family residences and single-family residences to the east, and multi-tenant commercial and offices to the west. However, the greater surrounding neighborhood provides a mixture of commercial and residential uses. The signage project is conditioned to turn off the illuminated signs nightly at the close of business to not adversely impact surrounding residential uses. 3. That the site for the intended development or use is adequate in size and shape to accommodate the use, in that the project consists of the installation of one (1) approximately 19-square-foot wall sign that will be located above the Barons Market entrance oriented towards the parking lot away from Roosevelt or Madison Street, two (2) approximately 55-square-foot walls signs located on adjacent elevations of a new parapet extension on the southeastern corner of the building, one (1) 100-square-foot logo sign also located on the parapet extension wrapping around the southeast building corner, and two (2) approximately 53-square-foot monument signs located off Roosevelt Street and Madison Street on a 2.46-acre site developed with an existing multi-tenant commercial center located at 2800 Roosevelt St., within the Village Center (VC} District of the Village & Barrio Master Plan. The large mid-block property extends from Roosevelt Street to Madison Street necessitating the two larger monument signs and the four wall signs to identify the anchor grocery store to the surrounding neighborhood for pedestrians, cyclists, and motorists. 4. That all yards, setbacks, walls, fences, la ndscaping, and other features necessary to adjust the requested development or use to existing or permitted future development or use in the neighborhood will be provided and maintained, in that the project is conditioned to replant the tree to be removed for the new Roosvelt Street monument sign elsewhere on site. The monument signs will be installed in existing curbed planters with groundcover landscaping. 5. That the street systems serving the proposed development or use is adequate to properly handle all traffic generated by the proposed use, in that the proposed project is for the installation of four wall signs and two monument signs, including one (1) approximately 19-square-foot wall sign that will be located above the Barons Market entrance oriented towards the parking lot away from Roosevelt and Madison Street, two (2) approximately 55-square-foot walls signs located on adjacent elevations of a new parapet extension on the southeastern corner of the building, one (1) 100-square-foot logo sign wrapping around the parapet extension on the southeast corner of the building, and two (2) approximately 53-square-foot monument signs located off Roosevelt Street and Madison Street. The installation of the signs will not generate traffic for the street system. 6. That the proposed development or use meets all other specific additional findings as required by Title 21, in that there are no other specific additional Title 21 findings that apply to the project. Village and Barrio Master Plan, Standards Modification, Sign Standards 7. That the applicant has provided acceptable evidence to demonstrate the need for the standards modification and there is no other way to reasonably achieve one or more of t he purposes outlined in Section 2.6.7.B without the modification in that the applicant has demonstrated that the Village & Barrio Master Plan (VBMP) sign standards do not adequately accommodate the signage needs of a large anchor tenant such as Barons Market. Under the VBMP, one wall sign is permitted per building frontage, with a secondary sign of only 10 square feet allowed at public-facing entries oriented toward parking areas. For a building elevation measuring 122 feet in length, a 10-square-foot sign is disproportionately small and would not provide adequate Docusign Envelope ID: 170CA876-DFEA-4E30-86D6-71F97F581 BAS visibility. Additionally, because the VBMP does not distinguish between anchor tenants and smaller tenants, Barons Market is limited to the maximum letter height of 18 inches for wall signs. This restriction further limits the store's visibility and makes it difficult for pedestrians, cyclists, and motorists to readily identify the grocery store. As a community-serving anchor tenant, Barons Market provides a vital public benefit by offering convenient access to fresh food and essential goods for residents, workers, and visitors. The proposed additional signage is necessary to reasonably enable this public benefit by ensuring the store is identifiable, accessible, and successful in fulfilling its community-serving role. 8. That the standards modification is consistent with the goals and objectives of the Master Plan and the vision and intent of the applicable district in that the standards modification is consistent with the goals and policies of the Village & Barrio Master Plan (VBMP) and aligns with the vision and intent of the Village Center (VC) District. The additional signage supports the VBMP's goals related to land use and community character, mobility and parking, and connectivity by enhancing the visibility of a key anchor tenant that provides essential daily goods to nearby residents, employees, and transit riders. The VC District is designed to function as the heart of downtown Carlsbad, serving both the local community and visitors as a vibrant retail center. Its development standards are intended to strengthen the pedestrian-oriented shopping experience. By improving identification of the grocery store, the additional signage serves as a clear and welcoming marker for residents, workers, and visitors, including those arriving by foot, bicycle, and other alternative modes of transportation, ensuring convenient access to fresh groceries and reinforcing the district's role as a community focal point. 9. That the Planning Commission has reviewed the project and recommends that the decision- making authority determine the project provides a significant public benefit that warrants the granting of the standards modification in that with the approval of the Carlsbad Mixed-Use Project, the existing Smart & Final Extra grocery store is anticipated to close, leaving the Village without a grocery store to serve its growing residential population. The introduction of Barons Market will address this critical need, becoming the sole grocery store serving Village residents, employees, and visitors. Additional signage is essential to ensure that the market is clearly identifiable within the commercial center and surrounding neighborhood. Enhanced visibility supports community health and welfare by improving convenient access to fresh groceries, particularly for those traveling on foot, by bicycle, or other alternative modes of transportation. The requested modification will allow for additional and larger signs that help pedestrians and cyclists approaching from Roosevelt Street and Madison Street to easily locate the grocery store. The two monuments signs, with increased height and sign area, and the four wall signs, with increased total sign area and increased letter height for two of the signs, further strengthens wayfinding by making the center identifiable not only to visitors within the site but also to passersby along Roosevelt Street, Madison Street, and Grand Avenue. Conditions: General NOTE: Unless otherwise specified herein, all conditions shall be satisfied prior to the issuance of a sign permit or building permit, whichever comes first. 1. Approval is granted for SOP 2025-0006 (DEV2025-0063)-BARONS MARKET as shown on Exhibits "A" -"L", dated Oct. 15, 2025, on file in the Planning Division and incorporated herein by reference. Development shall occur substantially as shown unless otherwise noted in these conditions. Docusign Envelope ID: 170CA876-DFEA-4E30-86D6-71F97F581 BAS 2. If any of the following conditions fail to occur, or if they are, by their terms, to be implemented and maintained over time, if any of such conditions fail t o be so implemented and maintained according to their terms, the city shall have the right to revoke or modify all approvals herein granted; deny or further condition issuance of all future building permits; deny, revoke, or further condition all certificates of occupancy issued under the authority of approvals herein granted; record a notice of violation on the property title; institute and prosecute lit igation to compel their compliance with said conditions or seek damages for their violation. No vested rights are gained by Developer or a successor in interest by the city's approval of this Site Development Plan. 3. Staff is authorized and directed to make, or require the Developer to make, all corrections and modifications to the Site Development Plan, documents, as necessary to make them internally consistent and in conformity with the final action on the project. Development shall occur substantially as shown on the approved Exhibits. Any proposed development, different from this approval, shall require an amendment to this approval. 4. Developer shall comply with al l applicable provisions of federal, state, and local laws and regulations in effect at the time of building permit issuance. 5. If any condition for construction of any public improvements or facilities, or the payment of any fees in-lieu thereof, imposed by this approval or imposed by law on this Project are challenged, this approval shall be suspended as provided in Government Code Section 66020. If any such condition is determined to be invalid, this approval shall be invalid unless the City Council determines that the project without the condition complies with all requirements of law. 6. Developer/Operator shall and does hereby agree to indemnify, protect, defend, and hold harmless the City of Carlsbad, its Council members, officers, employees, agents, and representatives, from and against any and all liabilities, losses, damages, demands, claims and costs, including court costs and attorney's fees incurred by the city arising, directly or indirectly, from (a) city's approval and issuance of this Site Development Plan, (b) city's approval or issuance of any permit or action, whether discretionary or nondiscretionary, in connection with the use contemplated herein, and (c) Developer/Operator's installation and operation of the facility permitted hereby, including without limitation, any and all liabilities arising from the emission by the facility of electromagnetic fields or other energy waves or emissions. This obligation survives until all legal proceedings have been concluded and continues even if the city's approval is not validated. 8. This project shall comply with all conditions and mitigation measures which are req uired as part of the Zone 1 Local Faci lities Management Plan and any amendments made to that Pla n prior to the issuance of building permits. 9. This approval shall become null and void if building permits are not issued for this project within 36 months from the date of project approval. 10. Prior to the issuance of the Building Permit, Developer shall submit to the city a Notice of Restriction executed by the owner of the real property to be developed. Said notice is to be filed in the office of the County Recorder, subject to the satisfaction of the City Planner, notifying all interested parties and successors in interest that the City of Carlsbad has issued a Site Development Plan by t he subject Resolution on t he property. Said Notice of Restriction shall note the property description, location of the file containing complete project details and all conditions of approval as well as any conditions or restrictions specified for inclusion in the Notice of Restriction. The City Planner has the authority to execute and record an amendment to the notice Docusign Envelope ID: 170CA876-DFEA-4E30-86D6-71F97F581 BAS which modifies or terminates said notice upon a showing of good cause by the Developer or successor in interest. 11. Applicant shall apply for and obtain a sign permit according to the procedures set forth in Chapter 21.41 of the CMC before any new sign may be installed. 12. Developer shall replant the tree to be removed for the new Roosvelt Street monument sign elsewhere on site prior to the building permit being finaled. 13. Illuminated signs shall be turned off nightly with the close of business each night to not adversely impact neighboring residents. Docusign Envelope ID: 170CA876-DFEA-4E30-86D6-71F97F581 BAS NOTICE Please take NOTICE that approval of your project includes the "imposition" of fees, dedications, reservations, or other exactions hereafter collectively referred to for convenience as "fees/exactions." You have 90 days from date of final approval to protest imposition of these fees/exactions. If you protest them, you must follow the protest procedure set forth in Government Code Section 66020(a), and file the protest and any other required information with the City Manager for processing in accordance with Carlsbad Municipal Code Section 3.32.030. Failure to timely follow that procedure will bar any subsequent legal action to attack, review, set aside, void, or annul their imposition. You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions DOES NOT APPLY to water and sewer connection fees and capacity charges, nor planning, zoning, grading, or other similar application processing or service fees in connection with this project; NOR DOES IT APPLY to any fees/exactions of which you have previously been given a NOTICE similar to this, or as to which the statute of limitations has previously otherwise expired. PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning Commission of the City of Carlsbad, California, held on Oct. 15, 2025, by the following vote, to wit: AYES: Meenes, Burrows, Fitzgerald, Foster, Hubinger, Merz. NAYES: Lafferty. ABSENT: None. ABSTAIN: None. ROY MEENES, Chairperson CARLSBAD PLANNING COMMISSION ATTEST: ERIC LARDY City Planner